HORSE HILL AREA STRUCTURE PLAN

Transcription

1 HORSE HILL AREA STRUCTURE PLAN Office Consolidation September 2015 Prepared by: Current Planning Branch Sustainable Development Department City of Edmonton Bylaw 16353, as amended, was adopted by Council in May In September 2015, this document was consolidated by virtue of the incorporation of the following bylaws, which were amendments to the original bylaw. Bylaw Bylaw Approved May 22, 2013 (to adopt the Horse Hill Area Structure Plan) Approved April 28, 2015 (to update maps and statistics based upon the approved Neighbourhood Structure Plan for Neighbourhood #2) Editor s Note: This is an office consolidation edition for the Horse Hill ASP, Bylaw 16353, as approved by City Council on May 22, This edition contains all amendments and additions to Bylaw For the sake of clarity, new maps and a standardized format were utilized in this Plan. All names of City departments have been standardized to reflect their present titles. Private owner s names have been removed in accordance with the Freedom of Information and Protection of Privacy Act. All text changes are noted in the right margin and are italicized where applicable. Furthermore, all reasonable attempts were made to accurately reflect the original Bylaws. This office consolidation is intended for convenience only. In case of uncertainty, the reader is advised to consult the original Bylaws, available at the office of the City Clerk. City of Edmonton Sustainable Development Department Horse Hill Area Structure Plan Office Consolidation i

2 HORSE HILL AREA STRUCTURE PLAN Prepared for: Private Developers* Prepared by: * Amended by Editor Horse Hill Area Structure Plan Office Consolidation ii

3 CONTENTS *AMENDED BY EDITOR 1 Administration Purpose Authority Timeframe Framework The Way Ahead Capital Region Growth Plan: Growing Forward The Way We Grow The Way We Green Transportation Master Plan: The Way We Move The Way We Live Interpretation Amendment Plan Context Location Background Land Ownership Site Context Existing Land Uses Agricultural Soil Capability Existing Vegetation and Water Features Topography Energy and Natural Resources Historical Resources Environmental Assessments Existing Transportation Network Neighbourhood Units Public Involvement Stakeholder Advisory Group Public Consultation Website Advanced Notification Public Meeting Public Hearing Land Use, Transportation, and Servicing Land Use Concept and Population Statistics Vision Goals and Objectives Policy Residential Commercial Mixed Use Horse Hill Area Structure Plan Office Consolidation iii

4 4.1.4 Urban Design Parkland, Recreation Facilities and Schools Institutional / Urban Service Historical Resources Transportation Infrastructure, Servicing and Staging Ecology Environment Green Development Agriculture and Food Implementation General Staging Staging Infrastructure and Servicing Adjacent Land Use Plans Rezoning and Subdivision Ecological Network Consultation with the Department of the National Defence Appendix Land Ownership Pipeline Information FIGURES Figure 1: Conceptual ASP Process Figure 2: Location Plan Figure 3: Land Ownership Figure 4: Site Features Figure 5: Site Contours Figure 6: Neighbourhood Units and Staging Figure 7: Agricultural Soil Capability Figure 8: Land Use Concept Figure 9: Ecological Network Figure 10: Parkland, Recreational Facilities & Schools Figure 11: Active Transportation System Figure 12: Transportation Infrastructure Figure 13: Storm Drainage Network Figure 14: Water Network Figure 15: Sanitary Network TABLES Table 1: Historical Resources Overview Table 2: Stakeholder Advisory Group Members Table 3: Land Use and Population Statistics Table 4: Land Ownership Table 5: ERCB Pipeline Information Horse Hill Area Structure Plan Office Consolidation iv

5 1 ADMINISTRATION 1.1 PURPOSE The purpose of this Area Structure Plan (ASP) is to establish a framework for future land use planning, and the provision of municipal infrastructure, services and amenities in conformance with established planning policies, objectives and requirements of the City of Edmonton and based on the characteristics and opportunities contained within the site. This Area Structure Plan describes: the sequence of development proposed for the area; the land uses proposed for the area; the density of population proposed for the area; the general location of major transportation routes and public utilities; and other matters considered necessary by City Council. 1.2 AUTHORITY Preparation of the Horse Hill Area Structure Plan was authorized through the adoption of Bylaw (The Municipal Development Plan: The Way We Grow) on the 26 th day of May, In this plan, the City identified the Horse Hill, Southeast, and Southwest (Riverview) as Urban Growth Areas. The Horse Hill ASP was adopted by Edmonton City Council in May 2013 as Bylaw 16353, in accordance with Section 633 of the Municipal Government Act. 1.3 TIMEFRAME The City of Edmonton s Sustainable Development Department Growth Analysis Unit estimates that the city s northeast sector contains a remaining potential lot supply of approximately 3,443 single family lots (as of December 2010). 1 Based on average absorption rates, this represents approximately a nine year supply of single detached lots. The Urban Development Institute estimates that 2,615 low density residential lots will be available by 2012, providing a lot supply for between five and seven years. As this supply decreases, additional land is needed to ensure a combination of single family and multifamily housing development potential is available for the next 30 years, as indicated in The Way We Grow. While no specific timeframe is forecast within the Horse Hill ASP, it is anticipated that neighbourhoods within the Plan area will be fully developed within 30 to 40 years. 1.4 FRAMEWORK THE WAY AHEAD In 2008, the City s Strategic Plan, The Way Ahead was approved by Council providing a vision for Edmonton in 2040 and establishing strategic goals to provide a clear focus for the future. The Horse Hill ASP advances the vision of The Way Ahead through the directional plans: The Way We Grow, The Way We Move, The Way We Live and The Way We Green as well as the four principles which guide the development and implementation of The Way Ahead: 1 City of Edmonton Land Supply in Developing and Planning Neighbourhoods Horse Hill Area Structure Plan Office Consolidation 1

6 Integration The North Saskatchewan River Valley will be integrated into the Plan area through linkages (greenways, shared use paths, roadways) and recreational opportunities. The open space system will be integrated with the natural areas and the river valley and ravine system providing a network for both pedestrians and wildlife habitat. Existing country residential developments will have the opportunity to connect to municipal services (water and sanitary) as development occurs. Transit service will be provided to the area with potential LRT stations at Alberta Hospital and in the Town Centre as well as bus service throughout the Horse Hill ASP. Sustainability Proposed LRT Stations are located in areas which promote higher density housing, commercial areas, district park site as well as employment areas such as Alberta Hospital. The Horse Hill ASP proposes densities which meet the density requirements of the Capital Region Growth Plan. The Horse Hill ASP provides opportunities for a variety of housing types to allow individuals to remain in one area as they age. Urban agriculture is promoted in the ASP, which supports the local economy and supports a robust local food system. Livability Public spaces will be provided throughout the ASP area to serve both as gathering spaces and centres of activity. The Horse Hill area is designed to support a range of housing choices, commercial and recreational amenities. The Horse Hill ASP provides sustainable economic employment and lifelong learning opportunities, with business and employment, commercial and educational facilities located within the Horse Hill area. The Horse Hill ASP is also located adjacent to the Edmonton and Energy Technology Park and in close proximity to Alberta s Industrial Heartland. The ASP also promotes local employment opportunities within the Plan area. Public participation has been an important component of the Horse Hill ASP with an extensive process which has included a Stakeholder Advisory Group, Visioning Charrette, Meetings, Open Houses, and telephone and discussions. Innovation The Horse Hill ASP encourages and provides opportunities for innovative approaches to housing, servicing, etc. to be explored as more detailed planning is completed. The Horse Hill ASP encourages and provides opportunities for the integration of agricultural uses with urban development. The Horse Hill ASP encourages innovative and green servicing infrastructure. Horse Hill Area Structure Plan Office Consolidation 2

7 1.4.2 CAPITAL REGION GROWTH PLAN: GROWING FORWARD The primary purpose of the Capital Region Land Use Plan is to manage sustainable growth in a manner that protects the region s environment and resources, minimizes the regional development footprint, strengthens communities, increases transportation choice and supports economic development. The Capital Region Growth Plan: Growing Forward was approved by the Government of Alberta on March 11, Capital Region Land Use Plan I. Protect the Environment and Resources A. Preserve and Protect the Environment Policy (ii) Any development which fragments contiguous natural features, functions and habitat, such as water systems, moraines, forests, wetlands and wildlife habitat and corridors shall be discouraged. Policy (vi) Manage land use distribution patterns to reduce reliance on automobiles. Horse Hill ASP The Land Use Concept designates a number of Natural Areas as either Environmental Reserve or Municipal Reserve. All Natural Areas identified at the time of the Plan preparation are mapped on Figure 4. The ecological function and sustainability of each feature and its associated connectivity will be further examined at the NSP stage. The Horse Hill ASP encourages the development of a walkable environment with policies supporting the establishment of a mixed use town centre/main street area, recreational trails, and an active transportation network. II. Minimize Regional Footprint A. Identify, Protect and Prioritize Lands for Regional Infrastructure Policy (i) Ensure that lands identified for regional infrastructure such as energy transmission, highways, municipal infrastructure, transit and related facilities are protected from incompatible development. B. Concentrate New Growth Within Priority Growth Areas Policy (i) Most new growth shall occur within priority growth areas. Policy (v) Priority growth areas shall incorporate intensive forms of development that significantly exceed existing development patterns. D. Support Expansion of Medium and Higher Density Residential Housing Forms Policy (i) New residential development shall provide a greater proportion of higher density residential units. Policy (iii) Greenfield developments shall make provision for a mixture of uses including a diversity of The Horse Hill ASP requires compatible development in the vicinity of the Anthony Henday Drive transportation corridor and the Canadian National Railway corridor, or an appropriate buffer between these areas and adjacent development. The Horse Hill area is identified in the Capital Region Board Growth Plan as a Priority Growth Area F with a target residential density of units per net residential hectare. The proposed residential density is 31 units per net residential hectare. The Horse Hill ASP includes opportunities for multiple family residential, neighbourhood commercial services, and institutional uses. The Horse Hill ASP incorporates forms of development that exceed existing development patterns in Edmonton. The Horse Hill ASP promotes affordable housing opportunities by requiring a mix of housing types to promote affordability and accommodate a mix of family compositions and ages. Housing types include: single detached, semi detached, street oriented row housing, and low rise apartment buildings. The town centre incorporates higher density residential development, neighbourhood commercial services, and institutional Horse Hill Area Structure Plan Office Consolidation 3

8 Capital Region Land Use Plan housing forms, community services, local retail and employment opportunities. Policy (iv) Transit accessibility must be included in the design of all new developments. Horse Hill ASP uses. The Horse Hill ASP accommodates a proposed light rail transit corridor with potential stations by Alberta Hospital and the town centre area (i.e. district park site, commercial and higher density residential area) and bus service throughout the neighbourhoods. III. Strengthen Communities B. Support Healthy Communities Policy (ii) Improve accessibility to community services by providing sidewalks, bicycle trails to encourage walking and cycling and locate these services within proximity to transit, where possible. C. Support Public Transit Policy (i) Provide a mix of higher intensity land uses along transit corridors, at nodes, and employment centres. The transportation network provides sidewalks in all residential and commercial areas, recreation trails along the Top of Bank of the North Saskatchewan River Valley, and an active transportation network throughout the area. The Horse Hill ASP accommodates a proposed light rail corridor through the town centre and bus service throughout the area. Higher density residential development will be encouraged in proximity to the station. Policy (iii) New developments shall be designed for connectivity and accessibility to transit facilities. D. Support Innovative and Affordable Housing Options Policy (ii) All residential developments shall provide a greater variety of housing types. The Horse Hill ASP requires multiple housing types to accommodate a diverse range of family types and residents of all incomes and ages. IV. Increase Transportation Choice A. Integrate Transportation Systems with Land Use Policy (iii) Design transportation infrastructure to support multiple modes of transport. The Horse Hill ASP encourages higher density residential development in the town centre and other areas integrated with public and active transportation and commercial services. Policy (iv) Support development of inclusive communities to reduce the need for travel. B. Support the Expansion of Transit Service in Various Forms Policy (i) Expand and extend the level, quality and range of public transportation options available to serve the Region. The Horse Hill ASP encourages multiple modes of transportation. Detailed design of the transportation network at the NSP level will accommodate multiple modes of transportation, including personal vehicle, bicycle, and public transportation. Policy (iv) Support multi modal transportation options by providing multi use streets sufficient to accommodate bicyclists, motorists and pedestrians. Horse Hill Area Structure Plan Office Consolidation 4

9 Capital Region Land Use Plan Capital Region Growth Plan Addendum Horse Hill ASP Horse Hill ASP II. Land Use 2.3 Land Use Policies Density Targets Priority Growth Area F : dwelling units per net residential hectare The Horse Hill ASP proposes a land use density of 31 units per net residential hectare THE WAY WE GROW The Municipal Development Plan (MDP), The Way We Grow, approved in May 2010, is the City s strategic growth and development plan. Through its MDP, the City of Edmonton will shape the city s urban form and direct the development and implementation of more detailed plans. The plan is closely integrated with the Transportation Master Plan (TMP) to achieve more coordinated decision making. The plan also includes a regional component which addresses the coordination of future land use, growth patterns and transportation systems with Edmonton s neighbouring municipalities. Municipal Development Plan: The Way We Grow Proponents for a new Neighbourhood Structure Plan will seek Council s authority to prepare the plan. The information supplied by the applicant and administration will allow Council to provide direction and permission in accordance with Council s Vision Ensure a combination of single family and multi family housing development potential is available for the next 30 years Achieve a balance between residential, industrial, commercial, institutional, natural and recreational land uses in the city through land development policies and decisions Preparation of Area Structure Plans is authorized for the Horse Hill, Southeast and Southwest Urban Growth Areas, and shall only be approved following Council acceptance of, and adherence with the: Horse Hill ASP When requesting Council s authorization to prepare a Neighbourhood Structure Plan, proponents and Administration shall provide the required information to inform Council s decision. The Horse Hill ASP encourages a combination of single and multiple family residential units, which are expected to be developed over the next 30 years. The Horse Hill ASP land use concept includes a mix of land uses and a range of residential densities. Industrial land uses are located to the northwest of the plan area across Manning Drive which is expected to be a major employment area for the region. The Horse Hill ASP will comply with the policies of the Growth Coordination Strategy, Integrated Infrastructure Management Plan; and the City Wide Food and Agriculture Strategy. Growth Coordination Strategy; Integrated Infrastructure Management Plan; and Citywide Food and Agriculture Strategy. Horse Hill Area Structure Plan Office Consolidation 5

10 Municipal Development Plan: The Way We Grow Area Structure Plans for the Horse Hill, Southeast and Southwest Urban Growth Areas shall include the following: An area vision created with area landowners and other city stakeholder groups; A peri urban agricultural section in support of the City Wide Food and Agricultural Strategy; and Innovative approaches to food systems, ecological networks, green infrastructure provision, demand reduction strategies and eco design for future residential, commercial, industrial, business agriculture and natural uses Any Area Structure Plan prepared for the Horse Hill Urban Growth Area shall recognize the value of its agricultural characteristics, including micro climate, soil capabilities and moisture content, to contribute to sustainable food and agriculture systems for Edmonton Neighbourhood Structure Plans within the Northeast, Southeast or Southwest Urban Growth Areas shall require Council authorization and comply with the Growth Coordination Strategy, the Integrated Infrastructure Management Plan, and the City Wide Food and Agriculture Strategy Ensure City departments and agencies collaborate to identify all municipal land needs within an Area Structure Plan, Neighbourhood Structure Plan or Area Redevelopment Plan boundary prior to plan approval Ensure all City departments identify facility development and service delivery needs prior to the approval of new plans and work collaboratively to prepare a comprehensive facility concept that will assist with budget planning Support contiguous development and infrastructure in order to accommodate growth in an orderly and economical fashion. Horse Hill ASP The vision and principles for the Horse Hill ASP was developed with the Stakeholder Advisory Group which consisted of city administration, area landowners and other city stakeholder groups. The group worked together through a visioning charrette as well as on several other occasions to refine the plan. An agricultural section including urban agriculture is included in the plan and where possible innovative approaches to servicing, etc. will be incorporated. The NE ASP recognizes the agricultural presence within the NE Urban Growth Area and will bring forward a plan that encompasses food & agriculture activities subject to the policies and guidelines that will be developed in the City Wide Food and Agriculture Strategy. Council authorization will be requested at the time of Neighbourhood Structure Plan (NSP) preparation. All NSPs will also be in compliance with the Growth Coordination Strategy, the Integrated Infrastructure Management Plan, and the City Wide Food and Agriculture Strategy. All City departments and agencies have been consulted throughout the preparation of the Horse Hill ASP. All future NSPs will also require consultation prior to Council approval. Through consultation with City departments and agencies facility development and service delivery needs have been identified and incorporated into the Horse Hill ASP. The Growth Coordination Strategy and Integrated Infrastructure Management Plan will help in facility planning and budgeting. The staging concept for the Horse Hill ASP outlines a logical and efficient development pattern in the area. Horse Hill Area Structure Plan Office Consolidation 6

11 Municipal Development Plan: The Way We Grow The City of Edmonton will take municipal reserve, school reserve or municipal and school reserve, or cash in lieu in accordance with the Municipal Government Act and will use the land or money for purposes as defined by the Municipal Government Act Time the development of parks as closely as possible with the development they are intended to serve Provide a broad and varied housing choice, incorporating housing for various demographic and income groups in all neighbourhoods Work proactively and in partnership with others to meet a wide range of affordable housing needs in all areas of the city with a focus on LRT stations and transit centres Encourage new development and infill redevelopment to incorporate affordable housing that is visually indistinguishable from market housing Ensure active transportation opportunities are included in plans and redevelopment proposals Incorporate sustainable neighbourhood design principles, low impact development and ecological design approaches when planning and building new neighbourhoods Ensure new large scale commercial centres (including big box development and retail power centres) are designed to: Generate and accommodate pedestrian activity. Provide clear on site pedestrian connections. Include outdoor public amenity spaces for patrons and employees. Horse Hill ASP The Horse Hill ASP dedicates 10% of the Gross Developable Area to Municipal Reserve for parks, open spaces, and schools. The Horse Hill ASP supports the use of parks and open spaces for agricultural uses such as community gardens. Parks and open spaces will be identified at the NSP stage and will be timed to coincide with residential development. The Horse Hill ASP requires a mix of housing types to accommodate residents of different age, income, and family types. The Horse Hill ASP includes a range of housing forms to promote affordability in the area. Higher density housing is encouraged in proximity to the proposed light rail station and other public transportation facilities. The Horse Hill ASP encourages a range of housing types to encourage affordable, high quality housing options for all residents. The land use concept proposes an active transportation trails along the Canadian National Railway corridor, connecting natural areas and agricultural land in the plan area. The Horse Hill ASP promotes natural ecological processes through sustainable development and low impact development strategies. Where possible, the concept proposes preserving agricultural uses, significant natural areas, and environmentally sensitive areas. The ASP provides for commercial and mixed use sites along major transportation routes, which are accessible to automobiles, active transportation modes, transit and LRT, and they allow for multiple means of access. Within the Major Commercial/Business Employment area and adjacent to the LRT, the Plan provides a pedestrian friendly main street area. Support transit ridership. Reduce the visual and environmental impact of large hard surface parking lots. At the NSP stage, the manner in which MDP Policy will be implemented will be further specified. Horse Hill Area Structure Plan Office Consolidation 7

12 Municipal Development Plan: The Way We Grow Design density, land uses and buildings to benefit from local transit service by minimizing walking distances to transit service and by providing safe and comfortable pedestrian streetscapes and high quality transit amenities. Horse Hill ASP Density is encouraged in the town centre area, to be serviced by light rail. Higher density residential and commercial uses are encouraged in proximity to public transportation Identify and preserve public views and vistas of the North Saskatchewan River Valley and Ravine System as new development occurs and require public access in accordance with the Top of bank Policy Design streets, sidewalks and boulevards to provide safe, accessible, attractive, interesting and comfortable spaces for pedestrians, cyclists, automobiles and transit and to accommodate utilities, landscaping and access requirements for emergency response services Plan for new commercial sites within Area Structure Plans around LRT stations and transit centres to increase accessibility by a variety of transportation modes and improve connections to surrounding neighbourhoods Include retail space as a key component of planned mixed use centres that focus on LRT stations and transit centres Accommodate home based businesses and services Acquire critical natural linkages and buffer zones to ensure natural areas of ecological value remain sustainable within the urban context Public projects, new neighbourhoods and developments will protect and integrate ecological networks, as identified in the Natural Connections Strategic Plan, by adopting an ecological network approach to land use planning and design Utilize the full legislative entitlements of environmental reserve, in accordance with the Municipal Government Act, during the land development process. The ASP acknowledges the City s Top of Bank Policy, and has identified an approximate top of bank line. Subsequent stages of planning will establish an urban development line and will specify the location of public roadways, shared use paths, viewpoint parks and other features according to approved policy to preserve views and public access. The Horse Hill ASP proposes a vibrant public realm with high quality urban design and a creative transportation network. The ASP anticipates two LRT stations. One station is intended to support the potential future redevelopment of the Provincial Government lands, while the other is located adjacent to the area s major commercial and employment area. Other adjacent land uses include education, recreation, civic and residential uses. The Plan provides multiple means of access for all modes of transport. The Horse Hill ASP allows for mixed use development in the town centre. Retail space will be a key component of these mixed use developments. The Horse Hill ASP allows for minor home based businesses in the plan area. The Horse Hill ASP recognizes the importance of the Ecological Network and will ensure ecological linkages will be maintained and enhanced. The Horse Hill ASP promotes natural ecological processes through sustainable development and low impact development strategies. The concept proposes preserving agricultural uses, significant natural areas, and environmentally sensitive areas. The Horse Hill ASP identifies potential environmental reserve which will be dedicated at the subdivision stage. Horse Hill Area Structure Plan Office Consolidation 8

13 Municipal Development Plan: The Way We Grow Lands and features that meet the definition of environmental reserve, but are not claimed by the Province, should be taken by the City as environmental reserve and protected Utilize urban agricultural lands to complement and enhance biodiversity, linkages, habitat and the overall health of Edmonton s ecological network, its air and water quality, and its people Maintain adequate separation between new urban developments and the North Saskatchewan River Valley and Ravine System through the City s Topof bank Policy, with viewscapes and public access to the River Valley preserved Utilize parks and open spaces to complement and enhance biodiversity, linkages, habitat and the overall health of Edmonton s ecological network Link parks and open spaces with natural systems through development and design to strengthen the connectivity of Edmonton s ecological network, where feasible Require new development to demonstrate that it has incorporated ecological design bestpractices into the design of neighbourhoods and buildings to reduce stormwater run off Integrate indigenous vegetation, specifically low maintenance drought tolerant species, and where feasible include edible plant species into City and private landscaping Upon provincial approval of the Capital Region Plan Addendum, Edmonton s new Area Structure and Neighbourhood Structure Plans in the Capital Region Plan s priority growth area B, F, Cw or Ce will be required to meet or exceed the Capital Region s minimum density targets Apply City of Edmonton Policy C515 Oil and Gas Facilities regarding setbacks, risk management and urban development In consultation with the Energy and Resources Conservation Board (ERCB), ensure development setbacks from oil and gas pipelines are achieved through the subdivision approval process. Horse Hill ASP The Horse Hill ASP acknowledges that lands and features which meet the definition and intent of environmental reserve as per the MGA should be taken by the City. The Horse Hill ASP supports the integration of urban agriculture which contributes to ecological connectivity. The Horse Hill ASP contains policies to protect the River Valley and Ravine System. A top of bank walkway will be identified at the NSP stage in accordance with City policy. The Horse Hill ASP aims to link schools, parks and open spaces to create a well functioning ecological network that enhances biodiversity, linkages, and protects habitats. The land use concept proposes a network of parks, open spaces, and agriculture areas connected to natural areas and the North Saskatchewan River Valley. The Plan encourages the use of Low Impact Development principles in neighbourhood land use and servicing plans. The Horse Hill ASP encourages the use of native, naturalized and edible plant species in both private and public spaces. The Horse Hill area is identified in the Capital Region Board Growth Plan as Priority Growth Area F with a target residential density of units per net residential hectare. The proposed residential density for the Horse Hill ASP is 31 units per net residential hectare. City Policy C515 is acknowledged in the Horse Hill ASP. Neighbourhood Structure Plans and subdivision plans will confirm setback requirements. The Horse Hill ASP identifies active and abandoned oil and gas wells in the plan area. The subdivision process will ensure appropriate development setbacks are achieved. Horse Hill Area Structure Plan Office Consolidation 9

14 1.4.4 THE WAY WE GREEN The Horse Hill ASP recognizes the 12 goals of The Way We Green: Goal Healthy Ecosystems Land Edmonton s communities are full of nature a place where in the course of everyday life, residents experience a strong connection with nature. Healthy Ecosystems Water Healthy Ecosystems Air Energy and Climate Change Food Solid Waste Foundation for Success Horse Hill ASP The Horse Hill ASP meets the goal of Healthy Ecosystems Land by ensuring preservation of Natural Areas, Wetlands and the North Saskatchewan River Valley and Ravine system and by providing linkages, buffers and open space for residents to enjoy these areas. The Horse Hill ASP contributes to the Healthy Ecosystem Water goal by ensuring that stormwater is stored and treated naturally prior to release into the river. The Horse Hill ASP also encourages the exploration of Low Impact Development techniques. The Horse Hill ASP meets the goal of Healthy Ecosystems Air by including walkable neighbourhoods, LRT Stations and transit service to reduce the use of the personal automobile as well as preserving Natural Areas where possible or encouraging the planting of additional trees. The Horse Hill ASP encourages further studies to be completed to determine the feasibility of District Energy facilities. The Horse Hill ASP provides opportunities for the retention of private agricultural lands and incorporation and education of urban agriculture and peri urban agriculture. The Horse Hill ASP area will continue promoting and adhering to the City of Edmonton Waste Management policies and regulations in reducing the amount of waste generated in our City. The Horse Hill ASP strives to create a sustainable area within our City. Horse Hill Area Structure Plan Office Consolidation 10

15 1.4.5 TRANSPORTATION MASTER PLAN: THE WAY WE MOVE The Transportation Master Plan (TMP), The Way We Move, is the framework that responds to the City of Edmonton s future transportation needs. The TMP directs policies and gives guidance for funding projects and programs that work towards an integrated transportation network. The TMP strives to ensure transit sustainability and increase transit ridership, improve travel options to reduce barriers between different modes of transportation, increase traffic safety and manage traffic congestion to facilitate travel through and around the city. TMP Strategic Goal Transportation and Land Use Integration The transportation system and land use/urban design complement and support each other so that the use of transit and transportation infrastructure is optimized and supports best practices for land use. ASP Compliance with Strategic Goal The land use concept incorporates a town centre with a mix of medium and high density residential development, commercial and institutional services, and public transportation. The town centre is connected with the neighbourhood by bus transit and with the rest of the city by the proposed extension to the light rail network. Higher density residential is encouraged around transit stations and the town centre. Access and Mobility The transportation system is interconnected and integrated to allow people and goods to move efficiently throughout the city and to provide reasonable access with a variety of modes for people across demographic, geographic, socio economic and mobility spectrums. The transportation network encourages multiple modes of transportation, including personal vehicle, public transportation, and active transportation to connect residents with local commercial uses and recreational amenities within the Horse Hill, to employment sectors such as the Edmonton and Energy Technology Park, as well as those across Edmonton. Transportation Mode Shift Public transportation and active transportation are the preferred choice for more people making it possible for the transportation system to move more people more efficiently in fewer vehicles. The transportation network accommodates multiple modes of transportation including public and active transportation options. The proposed light rail station in the town centre connects Horse Hill to the rest of Edmonton and bus service connects all areas of the community. Active transportation corridors provide linkages between the Top of Bank of the North Saskatchewan River, residential areas, parks and open spaces, agriculture spaces, commercial and business employment areas. Health and Safety The transportation system supports healthy, active lifestyles, and addresses user safety and security including access for emergency response services, contributing to Edmonton s liveability. The Horse Hill ASP supports a healthy and active lifestyle by promoting access to healthy food options and active transportation choices. Horse Hill Area Structure Plan Office Consolidation 11

16 1.4.6 THE WAY WE LIVE Edmonton s People Plan, The Way We Live, will provide residents, community stakeholders and the City with a blue print for the co ordination and delivery of people services in order to advance and support the 10 year goal of improving Edmonton s Livability. Edmonton is one of Canada s most livable cities because it is welcoming to all, safe and clean, fosters its heritage and supports its arts and multicultural communities, encourages active lifestyles through recreation opportunities and engages its citizens in the city vision and direction. The Horse Hill ASP recognizes the six goals of The Way We Live: Goal Edmonton is a Vibrant, Connected, Engaged and Welcoming Community Edmonton Celebrates Life Edmonton is a Caring, Inclusive, Affordable Community Edmonton is a Safe City Edmonton is an Attractive City Edmonton is a Sustainable City Horse Hill ASP The Horse Hill ASP provides opportunities in neighbourhoods, communities and public spaces to connect people and build vibrant communities. The Horse Hill ASP also integrates public transit, both LRT and bus service with employment centres such as the town centre and Alberta Hospital, areas of higher density as well as near the recreation centre. The Horse Hill ASP celebrates and promotes healthy living by providing for a variety of active and passive park space, the preservation of natural areas and connections to the North Saskatchewan River Valley System. The Horse Hill ASP also celebrates and promotes both the agricultural and historical heritage of the area. The Horse Hill ASP provides the opportunity for a variety of housing options for people throughout their life cycle and offers complete neighbourhoods with commercial, business employment, recreational and educational facilities. The design of neighbourhoods and buildings within the Horse Hill ASP are to include Crime Prevention Through Environmental Design (CPTED) Principles to ensure safety. The Horse Hill ASP supports the development of facilities for emergency response services as identified by Fire and Police Services. The Horse Hill ASP takes pride in and showcases its green spaces and natural areas by providing linkages and connections to the North Saskatchewan River Valley and Ravine System, preserving and enhancing natural areas, as well as introducing additional linkages and open space. The Horse Hill ASP also supports the agricultural and historical heritage of the area. The Horse Hill ASP supports sustainable development by providing opportunities for green infrastructure, complete communities, innovation in servicing, and a variety of housing and transportation options. 1.5 INTERPRETATION All map symbols, locations, and boundaries contained within the Horse Hill ASP shall be interpreted as approximate unless otherwise specified in the plan, or coincide with clearly recognizable physical features or fixed (i.e. legal) boundaries. Horse Hill Area Structure Plan Office Consolidation 12

17 1.6 AMENDMENT Policies, text and mapping information contained within the Horse Hill ASP may be amended from time to time in order to remain current and up to date in response to broader or more specific issues affecting the plan area. Any change to policy, text or mapping information contained within the Horse Hill ASP shall be in accordance with the Municipal Government Act and the terms of reference for the preparation and amendment of residential area structure plans. Horse Hill Area Structure Plan Office Consolidation 13

18 2 PLAN CONTEXT 2.1 LOCATION The Horse Hill ASP encompasses nearly 2,800 hectares (ha) of land located in northeast Edmonton. The area is situated north/west of the North Saskatchewan River. The Plan area is defined by the following general boundaries: Northern boundary: Manning Drive Eastern boundary: 33 Street NE and the North Saskatchewan River Southern boundary: North Saskatchewan River and Anthony Henday Drive Western boundary: Anthony Henday Drive (Transportation Utility Corridor) and Manning Drive These boundaries are shown in Figure 2: Location. 2.2 BACKGROUND Preparation of the Horse Hill ASP was granted by City Council on May 26, 2010 with the approval of The Way We Grow, the City of Edmonton s Municipal Development Plan (MDP). The MDP identified the Northeast, Southeast and Southwest as Urban Growth Areas and authorized the preparation of ASPs for these areas. Contingent upon their approval, each ASP is required to comply with the Growth Coordination Strategy, Integrated Infrastructure Management, and City Wide Food and Agriculture Strategy. MDP Policy states that any Area Structure Plan prepared for the Northeast Urban Growth Area shall recognize the value of its agricultural characteristics, including micro climate, soil capabilities and moisture content, to contribute to sustainable food and agriculture systems for Edmonton. In addition, each ASP is directed to incorporate the following elements: An area vision created with area landowners and other city stakeholder groups; A peri urban agricultural section in support of the City Wide Food and Agriculture Strategy; and Innovative approaches to food systems, ecological networks, green infrastructure provision, demand reduction strategies and eco design for future residential, commercial, industrial, business, agricultural and natural uses. The Horse Hill ASP area encompasses those lands located north and east of the Anthony Henday Drive Transportation Utility Corridor and south of Manning Drive. The Plan area makes up a portion of the nearly 37,000 hectares of land annexed by the City of Edmonton in 1982, and represents some of the last of the lands from the annexation to be planned. 2 Growing Forward, the Capital Region Board s Growth Plan, identifies the area as a Priority Growth Area for the region. The Horse Hill ASP is located within priority growth area F, mandating a target density between 30 and 40 units per net residential hectare (upnrha). 2 As a result of O.C. 538/81. Horse Hill Area Structure Plan Office Consolidation 14

19 The preparation of the Horse Hill ASP follows the adoption of the Edmonton Energy and Technology Park (EETP) ASP (north of Manning Drive) and plans from the various municipalities of the Alberta Industrial Heartland (AIT). The EETP and AIT areas represent a major source of future economic activity and employment. 2.3 LAND OWNERSHIP As of 2011, approximately 1033 ha of land in the ASP area are owned by the Plan proponents and other participating landowners. This ownership pattern demonstrates the feasibility of developing large portions of the Plan area in a timely manner. The Government of Alberta owns a large parcel of land located within the southwest portion of the Horse Hill plan area. Meetings and discussions have been held with Alberta Infrastructure which owns all of the land, as well as the users, Capital Health and Agriculture and Rural Development. Alberta Infrastructure has advised that at this time no major plans are in place for the lands and therefore have requested their lands be identified as Institutional. The Department of Agriculture and Rural Development has also advised that at this time they would like to retain their existing agricultural activities which include crop research and beekeeping. There is recognition that the lands are currently underutilized and ongoing discussions in regards to the potential for urban agriculture and/or educational facilities are currently underway. The Department of National Defence (DND) owns approximately ha of land in the northern portion of the Horse Hill plan area. Meetings and discussions have been held with DND in regards to the future use of these lands. DND has advised that they have no plans to redevelop these lands or change the current use of these lands. Therefore the lands have been designated as Government/Institutional. Ownership of the lands within the Plan boundaries is shown in Figure 3: Land Ownership and in Table 4: Land Ownership (Appendix). 2.4 SITE CONTEXT EXISTING LAND USES Existing land uses within the Plan area include: Alberta Hospital Edmonton. This facility is a psychiatric hospital operated by Alberta Health Services. Opened in 1923, the facility has grown to occupy approximately 111 ha of land. Alberta Hospital is located in the western portion of the Plan area, west of Fort Road/18 Street. Evergreen Community. This development is a land lease manufactured home park located at the northwest corner of Meridian Street and 167 Avenue. Evergreen Community contains approximately 700 units. The Quarry Ridge residential development is located in the southern portion of the Plan area, east of Meridian Street. A Department of National Defence installation, located in the north eastern portion of the Plan area, near the intersection of 211 Avenue and 17 Street. Private agricultural operations, including Kuhlmann s Market Gardens and Greenhouses, and Sunstar Nurseries, both located in the south central portion of the Plan area, as well as Visser Farms and Greenhouses, and Riverbend Gardens, located in the north east. Raven Crest Golf and Country Club, located just north of the river. Rural residential uses, located in the central and northern portions of the Plan area, clustered mainly around Fort Road. Edmonton Croatia Soccer Club, Horse Hill Area Structure Plan Office Consolidation 15

20 Horse Hill School, a public elementary school, is located at the intersection of 195 Avenue and Meridian Street. St. Stephen s Cemetery, situated south of Manning Drive along Meridian Street. Government of Alberta agricultural operations, situated in the west of the ASP area. Existing land uses adjacent to the Plan area include: A gravel extraction operation, located in the south east, below the valley ridge. The Nanaksar Gurdwara Sikh temple, located north west of the Plan area. The Edmonton Institution, a maximum security federal penitentiary, is located north of the Plan area. The Edmonton Energy and Technology Park ASP covers the lands located to the north of Manning Drive. Moran Lake, located within Section W4M, is identified as a regional environmentally sensitive area and is characterized as a relatively shallow lake including two adjacent wetlands surrounded by emergent aquatic vegetation, dense willow, balsam poplar and aspen communities, and spruce and pine plantations AGRICULTURAL SOIL CAPABILITY The Horse Hill ASP area consists mainly of three different soil types as indicated by the Canada Land Inventory (CLI) Soil Capability for Agriculture. 3 These soil types are illustrated in Figure 7: Agricultural soil Capability. The CLI agriculture classification provides the varying potential of a specific area for agricultural production. The classes provide the degree of limitation imposed by the soil in its use for agriculture. The soil class types within the NE ASP include: Class 1 Soils in this class have no significant limitations in use for crops. Class 2 Soils in this class have moderate limitations that restrict the range of crops or require special conservation practices. Class 6 Soils in this class are capable only of producing perennial forage crops, and improvement practices are not feasible. The areas within the Horse Hill ASP which have been identified as Private Agriculture are due to the desire of landowners to continue the agricultural use, rather than develop as urban uses EXISTING VEGETATION AND WATER FEATURES The Inventory of Environmentally Sensitive and Significant Areas, City of Edmonton was completed by Geowest Environmental Consultants Ltd. in The Inventory identified the sensitive and significant natural areas within the City of Edmonton. The Inventory identified one Environmentally Sensitive Area (NE8002) and five Significant Natural Areas (NE8011, NE133, NE8010, NE8005 and NE221). The North Saskatchewan River Valley and Ravine System is located along the eastern boundary of the Horse Hill ASP and contains four Environmentally Sensitive Areas (North Saskatchewan River Valley, Moran Lake, Riverbend and Horsehills Creek). NE8002 Manning Freeway Fort Road Woodland NE8002 is identified as an environmentally sensitive area, located within NW The area is characterized as a complex area composed mainly of upland deciduous forest with several small permanent wetlands. The upland vegetation communities consisted of balsam poplar/re osier dogwood, aspen balsam poplar/red osier and dogwood saskatoon berry/wild sasparilla. The wetlands consist of willow/sedge vegetation communities with 3 Government of Canada, Canadian Land Inventory, Horse Hill Area Structure Plan Office Consolidation 16

21 cattails and willows along the fringes. The area is important due to the vegetation and habitat diversity which provides wildlife habitat for mammals, waterfowl, raptor and songbird species. NE8005 Meridian Street Creek Woodland NE8005 is identified as a significant natural area, located within NE W4M. The area is characterized as a headwater area that travels east towards the North Saskatchewan River. The diverse vegetation communities consist of pioneer shrublands, as well as aspen and aspen balsam poplar stands. This area is important due to the diverse vegetation community which provides habitat for local wildlife species and works as a linkage between adjacent natural areas and the North Saskatchewan River Valley. NE Avenue Meridian Street Woodland NE8010 is identified as a significant natural area. NE8010 is located within NW W4M and is characterized as a relatively healthy balsam poplar / saskatoon berry stand with a well developed shrub layer. The area is important due to the mature balsam poplar community which provides habitat for local wildlife species and as a possible linkage between adjacent natural areas and the North Saskatchewan River Valley. NE8011 Horsehills Woodland NE8011 is identified as a significant natural area. NE8011 is located within NE W4M and is characterized as a diverse area consisting of a mature balsam poplar/aspen stand, a small willow/sedge wetland, improved pasture, and a small area of native grass. The area is an important natural feature which provides habitat for bird and mammal species and acts as a wildlife linkage between adjacent natural areas and the North Saskatchewan River Valley. NE133 CNR 17th Street Woodland NE133 is identified as a significant natural area. NE133 is located within SE W4M and is characterized as a mature balsam poplar / aspen stand with a well developed understory. The area is important for providing habitat for bird and mammal species due to the age of the stand and the vegetation diversity, while functioning as a linkage between other natural areas and the North Saskatchewan River Valley. NE Avenue Meridian Street Woodland NE221 is identified as a significant natural area. NE221 is located within SE W4M and is characterized as an upland deciduous forest and wet meadow complex. The area is important for providing habitat for bird and mammal species due to the vegetation diversity, as well as serving as a linkage between other natural areas and the North Saskatchewan River Valley. The North Saskatchewan River Valley and Ravine System The North Saskatchewan River Valley borders the Horse Hill ASP. The North Saskatchewan River Valley falls under the North Saskatchewan River Valley Area Redevelopment Plan (Bylaw 7188) which provides the tools to protect the river valley and any natural areas which fall within its boundaries. Although outside the boundaries of the Horse Hill ASP, the North Saskatchewan River Valley is an integral part of the greater ecological network of the area. The North Saskatchewan River Valley contains four environmentally sensitive areas, one of national significance, two of regional significance and one of local significance. The North Saskatchewan River Valley is identified as a national environmentally sensitive area. The North Saskatchewan River Valley is an important natural feature as it provides a unique combination of vegetation and Horse Hill Area Structure Plan Office Consolidation 17

22 landform features which act as critical habitat for a diverse range of wildlife species and also provides corridors and linkages to adjacent table lands within the City. Riverbend Riverbend is identified as a regional environmentally sensitive area on a river terrace of the North Saskatchewan River. Riverbend is located within Sections 14, W4M and is characterized as a major tract of mature woodland, the largest stand of riparian forest within the North Saskatchewan River Valley s restricted development area. The area is critical for providing habitat and vegetation diversity, supporting a wide range of wildlife species and functions as a link between the North Saskatchewan River Valley and surrounding table lands. Horsehills Creek Horsehills Creek is identified as a local environmentally sensitive area with actively eroding banks. The creek is an extensive drainage system originating in the Horsehills area and entering the North Saskatchewan River Valley within Sec W4M. Horsehills Creek consists of diverse plant communities that provide habitat for a wide range of wildlife species and acts as a critical linkage to the North Saskatchewan River Valley CROWN CLAIMS As identified in the Ecological Network Report (submitted under separate cover) for the Horse Hill ASP, the Crown claims the bed and shore of the following: Unnamed water bodies located within SW ; Unnamed water body located in the north half of NW ; Unnamed water body in the southwest corner of SE ; and Unnamed water body in the northeast corner of SE In addition, the Crown claims ownership of any and all watercourses that exhibit evidence of bed, banks and that form a distinct channel on the ground. The Horse Hill ASP includes numerous ephemeral, temporary and seasonal wetlands that have no claimable beds. Although the province does not press a claim to their beds, any development, alteration or drainage of those wetlands will be subject to the regulatory approval under the Water Act TOPOGRAPHY The area is generally flat with isolated low hills, depressions, shallow creek and drainage courses, as shown in Figure 5: Site Contours. Elevations for the area range from 670 m in the central west portion to 635 m along the eastern boundary of the plan area. The majority of surface water and shallow groundwater flow easterly to the North Saskatchewan River from these creeks and drainage courses ENERGY AND NATURAL RESOURCES A review of the Alberta Energy and Resource Board (ERCB) found numerous oil and gas features in the Horse Hill plan area. This section describes the location and nature of these features, which are shown on Figure 4: Site Features, and listed in Table 5: ERCB Pipeline Information OIL AND GAS WELL SITES AND PIPELINES A search of Alberta Energy Resources Conservation Board (ERCB) pipeline and oil well information, using the Abacus Datagraphics website (Abadata), indicated that there are 6 well sites and 10 pipelines within the Plan area. The locations are shown in Figure 4: Site Features. Horse Hill Area Structure Plan Office Consolidation 18

23 Future development surrounding abandoned well sites will adhere to the policies and requirements established by the Energy Resources Conservation Board (ERCB) and the City of Edmonton ELECTRICAL TRANSMISSION FACILITIES An electrical transmission facility runs through the site southwest to northeast adjacent to the Canadian National Railway corridor. The future approved Heartland transmission route runs north south in the western portion of the Plan area HISTORICAL RESOURCES Horse Hill has a few tangible but important historical resources that tie it to the area's original trail system, agricultural development and government institutional uses. If retained or incorporated into future development, they will enable future generations to better understand how the area was originally developed and settled over time. The preservation, conservation and integration of cultural, historical and/or archaeological resources within Horse Hill are important to retaining local history and character that may also be of regional or provincial significance. A Statement of Justification (SoJ) for Historical Resources Act Requirements in support of the Horse Hill ASP has been completed for parcels under the ownership of the plan proponents. Other landowners will be required to submit SoJ of their respective parcels prior to rezoning. The preservation, conservation and integration of cultural, historical and/or archaeological resources within Horse Hill is important to retaining local history and character that may also be of regional or provincial significance. Participating landowners that have not obtained Historical Resources Act clearance will be required to do so at the NSP stage. Table 1: Historical Resources Overview presents a summary of the parcels that were included in the study. At the direction of Alberta Culture and Community Spirit (ACCS), Historical Resources Impact Assessments (HRIA) will be required for three of the nine parcels prior to the rezoning stage of development. Participating landowners that have not obtained Historical Resources Act clearance will be required to do so at the NSP stage. TABLE 1: HISTORICAL RESOURCES OVERVIEW Land Owner Location SoJ Completed Recommendations W4M Yes No further work W4 Yes No further work 3 NE W4 Yes No further work 4 NE W4 Yes No further work W4 Yes No further work 6 Proponent(s) W4 Yes Shovel testing for site FjPh W4 Yes No further work 8 NW W4 Yes No further work 9 N½ W4 Yes No further work W4 Yes HRIA for the treed area above the slope and structures; Shovel testing for site FjPh Proponent(s) W4 Yes No further work W4 Yes No further work W4 Yes No further work 14 Proponent(s) W4 Yes HRIA for structures Horse Hill Area Structure Plan Office Consolidation 19

24 Land Owner Location SoJ Recommendations Completed 15 Proponent(s) W4M Yes HRIA for structures 16 Proponent(s) W4 Yes No further work 17 Proponent(s) W½ W4 Yes HRIA for the treed area above the slope W4 Yes No further work W4 Yes No further work 20 Proponent(s) W4 Yes No further work 21 Proponent(s) W4 Yes HRIA for structures W4 Yes No further work 23 Proponent(s) W4 Yes No further work 24 Proponent(s) W4 Yes No further work ENVIRONMENTAL ASSESSMENTS An environmental overview was competed for the parcels legally described as W4M, W4M, W4M, W4M and portions of; W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, W4M, and W4M. The objective of this document is to identify areas of potential concern that may require further studies at the Neighbourhood Structure Plan (NSP) level of study. The scope of this study includes: 1. Review online databases for: a. Pipelines b. Oil wells c. Spills/releases d. Coal mines e. Water wells f. Publicly available reports/information (ESAR Database) g. Reclamation certificates 2. Review maps for background information pertaining to groundwater, soils, topography 3. Review of current aerial photograph to identify farmyards, buildings, active oil wells, industrial/commercial facilities 4. Prepare a report summarizing the areas of potential concern including a map showing the locations of farmyards, pipelines, oil wells, and spills Full Phase I Environmental Site Assessments (ESA) will be required at the Neighbourhood Structure Plan stage for all participating landowners. All properties within the Horse Hill ASP area will require Environmental Site Assessments to be completed and signed off prior to rezoning approval EXISTING TRANSPORTATION NETWORK The existing road network in the area is arranged in a typical rural grid pattern. The north south roads are spaced at one mile increments, such as 17 Street NW, 17 Street NE and 33 Street NE. Meridian Street on the alignment of Zero Street is the dividing line between the East and West quadrants of the City. The east west roads are spaced at two mile increments and include 153 Avenue, 167 Avenue, 195 Avenue, 211 Avenue and 227 Avenue NW. All of these local roadways are generally rural in nature with ditches, gravel or cold mix asphalt surfaces, a 20 metre right of way, and an 80 km/hr operating speed. The plan area also includes historic Fort Road that runs Horse Hill Area Structure Plan Office Consolidation 20

25 along the entire length of the plan area, generally parallel to and on the west side of the Private Rail tracks. Amended by Editor The plan area is served by the following highways: Manning Drive (Highway 15), which forms the north western boundary of the plan area Anthony Henday Drive (Highway 216), which forms the southern boundary of the plan area 2.5 NEIGHBOURHOOD UNITS Figure 6: Neighbourhood Units shows the general configuration of neighbourhood units within the ASP area. At the time the ASP was written, five neighbourhoods were proposed. As NSP level plans are developed, the number and/or configuration of neighbourhoods may change, which will also require amending this ASP. The numbering of neighbourhoods as shown in Figure 6: Neighbourhood Units and Staging may not reflect the sequence of development. As further studies are completed to service the area, the order of neighbourhood development may change. The size of neighbourhoods, differ widely in the Horse Hill ASP. The largest neighbourhood, Neighbourhood 2, is over 700 ha due to a number of constraints including existing residential, Provincial lands, private agricultural lands, the town centre which encompasses commercial, business employment and mixed uses, two school sites plus the district park, numerous natural areas as well as the railway, pipelines and an AltaLink corridor. This results in approximately 300 ha remaining for residential development which provides the necessary population base to support the services and amenities listed above. Proponents for new Neighbourhood Structure Plans will seek Council s authority to prepare the plan per Policy of The Way We Grow, Edmonton s Municipal Development Plan. 2.6 PUBLIC INVOLVEMENT The preparation of the Horse Hill ASP included extensive stakeholder consultation and public involvement throughout the process. Figure 1: Conceptual ASP Process illustrates the public involvement process for the Horse Hill ASP and contrasts this with the standard public involvement process for other ASP s in Edmonton. The public involvement process for the Horse Hill ASP was completed in consultation with the City of Edmonton s Sustainable Development Department. From crafting a vision to refining the concepts, stakeholders contributed their ideas and vision for the future of the Horse Hill area STAKEHOLDER ADVISORY GROUP At the beginning of the ASP process, a Stakeholder Advisory Group (SAG) was formed through discussions with the City of Edmonton. This group consisted of local landowners and residents, developer landowners, and other interested stakeholders and group representatives. The SAG was chaired by a senior member of the City of Edmonton s Sustainable Development Department. The role of the SAG was to participate in a series of facilitated consultation sessions and provide feedback in the preparation of the Horse Hill ASP. Specifically, the SAG provided advice in the development of the vision, principles, objectives, and design concept alternatives, which served as the foundation for the draft Horse Hill ASP. The following individuals were invited to be members of the Horse Hill SAG: TABLE 2: STAKEHOLDER ADVISORY GROUP MEMBERS* Name Tim Ford (Chair) Private owner Private owner Private owner Affiliation Senior Planner, Sustainable Development, City of Edmonton Property owner / local resident Property owner / local resident Property owner / local resident Horse Hill Area Structure Plan Office Consolidation 21

26 Name Private owner Private owner Private owner Private owner Private owner Private owner Sol Rolingher Barry Anderson Monique Nutter Debbie Hubbard Renita Falkenstern Jim Visser Ross Wein Charlie Richmond Jackie Clark Gord Visser Lisa Jimmo Sheri Karpinski Private owner Private owner Private owner Private owner Private owner Affiliation Property owner / local resident Property owner / local resident Property Owner (Private )) Property Owner (Private ) Property Owner (Private ) Property Owner (Private )) River Valley Alliance River Valley Alliance Greater Edmonton Alliance Greater Edmonton Alliance Greater Edmonton Alliance Sierra Club Sierra Club Sierra Club Northeast Edmonton Agriculture Producers Northeast Edmonton Agriculture Producers Horse Hill Community League Evergreen Community Association Property Owner (Private ) Property Owner (Private ) Property Owner (Private ) Property Owner (Private ) Property Owner (Private ) *Amended by Editor In addition to the SAG, the following organizations were identified as those that may be interested in being kept informed about the planning process in the Horse Hill ASP area. Representatives from these organizations were invited to attend the SAG sessions: City of Edmonton Councillors: Ed Gibbons, Tony Caterina; Edmonton Catholic School Board; Edmonton Public School Board; Government of Alberta; Department of National Defence; University of Alberta; Edmonton Federation of Community Leagues; Edmonton and Area Land Trust; Paragon Soil; Members of the Sikh community; and Representatives from various City of Edmonton departments PUBLIC CONSULTATION Open House #1 The first public open house was held on March 24, 2011, introducing local stakeholders and the public to the purpose of the project, the ASP process, and solicited their ideas for the future of the area. The project team Horse Hill Area Structure Plan Office Consolidation 22

27 invited more than 1100 land owners, elected officials, and members from the City of Edmonton s Sustainable Development Department. The purpose of the open house was also to identify individuals interested in actively participating in the planning process as SAG members. Visioning Charrette Following the open house, on September 7, 8 and 10, 2011, a visioning charrette was organized. The purpose of the visioning charrette was to develop a collaborative vision for the future orderly and sustainable development of Edmonton s Horse Hill area. The visioning charrette brought together members of the SAG and observers to participate in a visioning process with the intent to provide a clear design framework for the major elements of the Horse Hill ASP. The stakeholders were engaged in a series of highly interactive visioning sessions to arrive at a design concept. The design concept incorporated the range of values and visions among the participants as well as reflected the desires of the landowners. A second meeting was held with the SAG once comments were reviewed and the concept refined. The meeting provided the SAG with an opportunity to review the concept and ensure the vision and principles which were developed in the visioning charrette were incorporated. Open House #2 The second open house was held on November 7, The open house was organized to share with attendees the land use concept, vision statement, and guiding principles that came out of the visioning charrette. Members of the project team were available to answer any questions and record comments about the concept to be incorporated into future revisions. Stakeholder Advisory Group Workshop Prior to the submission of the Horse Hill ASP to the City of Edmonton s Sustainable Development Department, a third meeting was held with the SAG to review the draft ASP. This workshop focused on refining the objectives to ensure the draft reflects the vision and principles which were developed in the visioning charrette and subsequent meeting. The Horse Hill ASP draft was revised based on the comments provided and formally submitted to the City of Edmonton s Sustainable Development Department for review and recommendation of approval to Council WEBSITE A website was set up to provide information regarding the project, including proceedings from SAG meetings, background documents, design proposals, contact information and information on the planning process ADVANCED NOTIFICATION Consistent with Policy C513, the City of Edmonton s Public Involvement Policy, advance notification was sent to approximately 6699 property owners and residents on May 8, 2012 advising them of the application and Horse Hill Area Structure Plan Office Consolidation 23

28 encouraging them to contact either the Sustainable Development Department or the applicant (Stantec Consulting Ltd.) for further questions or to communicate any possible concerns PUBLIC MEETING A public meeting hosted by the Sustainable Development Department was held to review the draft Plan on November 29, Mailed notification letters were sent to landowners in and surrounding the Horse Hill ASP area advising of this meeting. The purpose of the meeting was to provide an update on the proposed Plan and the planning process followed to date, and to hear from attendees regarding their questions, comments and concerns. All feedback received at the public meeting will be summarized in the Sustainable Development Department s report to City Council PUBLIC HEARING Landowners will also be notified when Public Hearing is scheduled and will have the opportunity to provide written comments or register to speak at Council. In accordance with the MGA, a public hearing was held in order to hear representations made by parties affected by the proposed bylaw and to receive approval by Council. Horse Hill Area Structure Plan Office Consolidation 24

29 FIGURE 1: CONCEPTUAL ASP PROCESS Horse Hill Area Structure Plan Office Consolidation 25

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36 3 LAND USE, TRANSPORTATION, AND SERVICING 3.1 LAND USE CONCEPT AND POPULATION STATISTICS TABLE 3: LAND USE AND POPULATION STATISTICS Bylaw Approved April 28, 2015 Horse Hill Area Structure Plan Office Consolidation 32

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38 Bylaw Approved April 28, 2015 Horse Hill Area Structure Plan Office Consolidation 34

39 3.2 VISION A vision statement and a number of planning principles were developed through consultation with the Stakeholder Advisory Group. The vision that emerged is printed below: Horse Hill is a complete community with a vibrant town centre, quality public open spaces, and a unique natural landscape. Horse Hill celebrates its agricultural heritage while serving as an innovative model for integrating sustainable food systems with residential development. Residents enjoy a high quality of life with access to outdoor recreational opportunities including linkages to the North Saskatchewan River Valley, diverse housing options, peri urban agricultural uses, local food choices, and active transportation options. A number of planning principles were also developed through input and feedback from the Stakeholder Advisory Group: TRANSPORTATION Establish safe and complete neighbourhood streets designed to accommodate winter transportation issues. Develop a transportation network that supports neighbourhood circulation and regional accessibility. CULTURE Preserve and enhance historic Fort Road as an interpretive roadway. Develop a culture of community festivals celebrating Horse Hill s agricultural heritage. Incorporate historical resources as much as possible into future development. SCHOOLS, PARKS AND OPEN SPACE Preserve and enhance wildlife corridors and habitats. Develop an integrated network of diverse public parks and open spaces connected to the river valley, ravines, and other natural areas. Agriculture Provide buffers between agricultural and residential uses. Preserve contiguous agricultural space while respecting landowners and the City as a whole. COMMUNITY Build a complete community with a vibrant and diverse Town Centre in which to live, work, and play. Provide a diversity of housing types and forms for all ages and income groups. Create an innovative, sustainable, and resilient community with a diverse economic base. Horse Hill Area Structure Plan Office Consolidation 35

40 4 GOALS AND OBJECTIVES RESIDENTIAL Establish an overall residential density that meets or exceeds the minimum density target set out by the Capital Region Growth Plan. Provide a range of housing choices to meet the needs of a diverse population. Ensure an adequate supply of affordable housing is available in the Horse Hill ASP area. Develop a walkable residential community with a mix of neighbourhood uses. Accommodate the continued operation of existing agricultural uses within the Plan area until such time as the owners choose to develop the affected lands in accordance with the approved development concept. Accommodate cluster developments. COMMERCIAL Provide opportunity for commercial development to meet the needs of the Horse Hill ASP area. Provide opportunity for integration of commercial, residential and office uses. Locate and orient commercial sites to ensure high visibility and convenient pedestrian, transit and automobile access opportunities. MIXED USE Encourage mixed use development in appropriate locations. Encourage a variety of different types of mixed use developments. URBAN DESIGN Create distinct neighbourhoods as the basic building blocks of the Horse Hill area. Promote human scale within the public realm. Provide a range of transportation options. Use natural features and notable locations to create focal points. Integrate existing residential uses. Incorporate elements of the existing built form in new developments. Enhance connectivity between the River Valley, residential areas, key focal points, open spaces, agriculture land, and natural areas through active transportation links. Incorporate urban design elements that maximize the benefits of the winter season. PARKLAND, RECREATION FACILITIES AND SCHOOLS Accommodate a variety of active and passive recreational activities in the parks, schools and open spaces and entertainment uses in public gathering places. Ensure that schools, parks and other open spaces are interconnected and easily accessible to pedestrians, bicyclists and other users. Ensure public access to the North Saskatchewan River Valley is promoted and maintained. Accommodate City of Edmonton s requirements for school and parks sites within neighbourhoods. Consider winter issues in the landscaping of schools, public parks, open spaces, plazas, and boulevards. Horse Hill Area Structure Plan Office Consolidation 36

41 INSTITUTIONAL / URBAN SERVICE Accommodate future development of institutional uses. Accommodate existing government and institutional uses. HISTORICAL RESOURCES Ensure that historical, archaeological, and palaeontological resources are identified, conserved, and integrated within neighbourhoods where applicable. TRANSPORTATION Provide a simple, understandable roadway network with a high degree of connectivity. Prioritize cyclists and pedestrians. Emphasize pedestrian friendly environments in key locations. Ensure that cost of arterial roadways is shared throughout the catchment area. Ensure integrated access is provided to the North Saskatchewan River Valley and Ravine System. Plan for Transit Oriented Development around LRT stations. Encourage innovation in transportation systems design. Encourage transit and active modes as alternatives to single occupant vehicle travel. Encourage the use of removed snow and the implementation of best practices for snow removal and storage. INFRASTRUCTURE, SERVICING AND STAGING Ensure that the Horse Hill ASP area is serviced to a full urban standard, using contemporary and emerging sustainable infrastructure solutions and that soft services are provided. Explore innovative and alternative servicing options. Protect wetlands within the Plan area. ECOLOGY Preserve and enhance natural systems through the location and design of open spaces and the preservation of natural areas. Protect the North Saskatchewan River valley and ravine system, including Horsehills Creek. Maintain ecological linkages to support the presence of wildlife in neighbourhoods. ENVIRONMENT Ensure that the environmental status of the lands within the Plan area is suitable for development. Mitigate oil and gas well sites potential environmental hazards and disruption of future residential areas. Integrate existing high pressure pipelines with future development. Mitigate noise and vibration effects and risk from potential incidents along Private Rail tracks. GREEN DEVELOPMENT Utilize low impact development principles for the design of the stormwater management system, including bioswales and naturalized wetlands. Employ sustainable planning principles in the design of neighbourhoods. Explore alternative energy options in the Horse Hill ASP area Encourage natural landscaping using native tree and plant species. Horse Hill Area Structure Plan Office Consolidation 37

42 AGRICULTURE AND FOOD Retain land for urban agriculture. Buffer urban agriculture uses and non agriculture uses. Promote urban agriculture in Horse Hill. Support the development of local food infrastructure. 4.1 POLICY RESIDENTIAL The Horse Hill ASP will provide opportunities for a wide range of residential densities, innovative housing types, alternative site designs and unique building sites that will contribute to a sustainable residential land use pattern and form. Innovative housing may include but is not limited to the following, new or modified zoning requirements, changes to the configuration of lots, and the mixing of housing types within a block. The variety in housing types will contribute to the health of the community by providing housing for different income levels, family composition and life stages. Residential developments should be located in close proximity to commercial and business employment areas, parks and open space, public transit, and other public services to ensure access to amenities in and around the area as well as allow residents to work and play in the neighbourhoods in which they live. Approximately 30% of the gross plan area is designated for new residential land uses, with approximately 6% as existing residential. Residential densities within the Horse Hill ASP range from 25 units per net residential hectare (upnrh) to 225 upnrh. The lower range of 25 upnrh will be developed as low density residential, also referred to as single / semi detached units. The middle range will be developed as medium density residential in the form of rowhousing, stacked rowhousing and low rise units. The higher range of 225 upnrh will be developed as high density residential, also referred to as medium to high rise units. The wide range in densities will provide a variety of choices in the housing mix of the area. Existing Residential The Horse Hill ASP acknowledges the existing residential developments within the plan boundaries. Existing residential uses include the Evergreen Manufactured Home Community, Quarry Ridge which is developed with estate residential, country residential developments and rural residential (approximately 5 10 acres in area per lot). The existing residential housing may remain in perpetuity, unless it is desire of the landowner to redevelop. The City s policies do not support the development of new country residential or larger rural residential subdivisions within the boundaries of the City of Edmonton. Any redevelopment within the plan area must meet the City of Edmonton and Capital Region Board s residential density targets. Opportunities for larger lot residential housing may also be considered to provide a transitional land use adjacent to larger country residential developments. Low Density Residential (LDR) The Horse Hill ASP provides opportunities for low density residential housing throughout the plan area. Low density residential housing forms will be predominantly single and semi detached housing in a variety of lot sizes to accommodate different types of households and income levels. Horse Hill Area Structure Plan Office Consolidation 38

43 Medium Density Residential (MDR) There are opportunities for a variety of medium density residential housing within the Horse Hill ASP. Medium density housing forms include rowhousing, stacked rowhousing and low rise units. Medium density housing also serves as an appropriate transition between low and high density residential developments. High Density Residential (HDR) Opportunities for high density residential housing, exists within the Horse Hill ASP. High density housing forms include medium and high rise units. It is encouraged that high density residential be located at or around major transit nodes/facilities, in particular near LRT Stations, community focal points, employment areas and in areas with excellent accessibility and visibility. Please see Table 3: Land Use and Population Statistics for up to date land use areas, density and population information. Rationale The Horse Hill ASP has been planned to include a range of housing densities, types and choices. The specific land uses will be implemented based on market conditions and consumer preferences at the Zoning stage. More detailed residential and unit densities will be established at the Neighbourhood Structure Plan (NSP) stage. Providing a variety of housing types and tenures can contribute to the creation of a more complete and diverse community. By providing greater housing choices, the neighbourhood will support a range of demographic and income groups, and can better accommodate lifecycle changes. A varied built form also adds to the visual interest and sense of vitality of a neighbourhood. Cluster Residential Cluster developments are a way to retain or add open space (in this case for agriculture) by clustering or grouping residential or other urban land uses, typically at higher densities. Examples include residential development clustered around a community supported agriculture (CSA) operation, small commercial farm, or orchard. A cluster development could be operated in a manner similar to a golf course community, in that shared space is administered and maintained by residents through a condominium corporation, residents association, or housing co operative. Similarly, toward the outer edges of neighbourhoods, residences could be grouped around small parcels of existing farmland as the land transitions into a more urban agriculturally dominated landscape. The Agri Hood concept being developed for the City Centre Area Redevelopment Plan is another example. Technical Summary No technical studies associated with this topic have been submitted. Objective ASP Policy Implementation Establish overall residential density that meets the minimum density target set out by the Capital Region Growth Plan. Each neighbourhood shall establish minimum residential densities of 30 dwelling units per net residential hectare, per the Capital Region Growth Plan. Appropriate residential land use allocation at the Neighbourhood Structure Plan (NSP) level will be used to achieve the density target. The Horse Hill ASP density meets the Capital Region Board s density target. Horse Hill Area Structure Plan Office Consolidation 39

44 Provide a range of housing choices to meet the needs of a diverse population. (A) NSPs shall provide a range of housing types and densities, including: single/semi detached, row housing, low rise/medium density housing, and medium/high rise housing. The Horse Hill ASP designates areas for Residential use. NSPs will specify the location, area and anticipated density of each type of residential use (e.g. single/semidetached housing, low rise/medium density housing) Ensure an adequate supply of affordable housing is available in the Horse Hill ASP area. (B) Alternative housing forms should be encouraged. (C) Different housing types should be developed to be a compatible scale and density to adjacent residential developments. (A) Developments shall comply with City of Edmonton s affordable housing policies and guidelines. (B) Provide a wide variety of housing types with a range of price points. Alternative housing forms to be considered as development proceeds. City of Edmonton s affordable housing policies and guidelines shall be applied prior to approval of NSPs. Planning at the NSP level will determine the location of various residential land uses. Figure 8: Land Use Concept illustrates the general location of residential land use designations in the Horse Hill ASP. The range of densities and housing forms will be applied at the Neighbourhood Structure Plan and rezoning Stages. Secondary suites, garden suites and Horse Hill Area Structure Plan Office Consolidation 40

45 garage suites will be implemented through the Edmonton Zoning Bylaw Develop a walkable residential community with a mix of neighbourhood uses Accommodate the continued operation of existing agricultural uses within the Plan area until such time as the owners choose to develop the affected lands in accordance with the approved development concept. (A) Neighbourhood commercial, institutional, and recreational uses may be included in residential areas where determined appropriate. (B) Multi family residential should be located near commercial uses and Transit Centres / LRT Stations. (A) Developments shall take into consideration existing rural uses and ensure compatible uses are provided. Figure 8: Land Use Concept illustrates the general location of residential, commercial, institutional and recreational uses. The range of densities, location of multi family residential uses as well as neighbourhood commercial uses will be applied at the Neighbourhood Structure Plan and rezoning stages. Figure 8: Land Use Concept illustrates the general location of residential, commercial, institutional and recreational uses. Buffering, housing types and other uses will be applied at the NSP and rezoning stages Accommodate cluster developments. (A) Allow the development of cluster developments which integrate residential or mixed uses with urban agriculture. (B) Ensure that such cluster development meets minimum required residential densities. Neighbourhood level plans shall determine the location, characteristics and performance requirements of any cluster developments COMMERCIAL The land use concept provides a major commercial node and additional commercial/retail sites within the plan area. Commercial uses provide local employment opportunities for residents to live and work in the same neighbourhood, reducing the dependency on commuting outside of the community and offering the appeal of being closer to home. Prominent frontage along Manning Drive is a significant factor influencing the location of the commercial site. The site provides opportunity for access from arterial and/or collector roadways, minimizing traffic shortcutting Horse Hill Area Structure Plan Office Consolidation 41

46 through residential areas, and maintaining appropriate traffic patterns and volumes within the neighbourhood core. No direct access to Manning Drive can be provided. The locations of the commercial sites are within walking distance of residential areas and accessible by internal neighbourhood linkages. Walkability to the commercial site reduces the number of vehicle trips required to meet the commercial needs of residents within NE. Additional Neighbourhood Commercial sites will be identified at the NSP stage to provide other opportunities for walkability to commercial uses. The land use concept provides one major commercial / business employment site and four commercial sites within the Plan area. Commercial uses provide local employment opportunities for some residents to live and work in the same neighbourhood, reducing the dependency on commuting outside of the community and offering the appeal of being closer to home. Technical Summary A Commercial Needs Assessment was prepared and submitted under separate cover. Objective ASP Policy Implementation Provide opportunity for commercial development to meet the needs of the Horse Hill ASP area. (A) Commercial/business employment uses shall be provided within the ASP area. (B) Neighbourhood and convenience commercial uses shall be provided at the NSP stage. Figure 8: Land Use Concept illustrates the location of Major Commercial/Business Employment, Commercial/Retail, and Commercial/Retail with Main Street uses. Land Use Concepts of future NSPs shall illustrate the location of neighbourhood and convenience commercial uses Provide opportunity for integration of commercial, residential and office uses Locate and orient commercial sites to ensure high visibility and convenient pedestrian, transit and automobile access opportunities. The Commercial/Retail with Main Street designation shall permit development of apartment housing above ground level retail/commercial and office uses. Commercial sites shall be located along highway, arterial and/or collector roadways and be accessible by multiple modes of transport, including car, transit, walking. Figure 8: Land Use Concept indicates the location of Commercial/Retail with Main Street. Figure 8: Land Use Concept illustrates the location of commercial sites. Figure 11: Active Transportation and Figure 12 Transportation Infrastructure show the various types of access to the commercial types. Horse Hill Area Structure Plan Office Consolidation 42

47 4.1.3 MIXED USE Opportunities for Mixed Use development are provided within the Horse Hill ASP in several locations. Mixed Use sites are to be located in prominent locations along arterial or collector roadways. There are a variety of options for the composition of Mixed Use sites. Potential uses might include, but are not limited to: Rowhousing (including stacked or cluster) Child / Adult Day Care Facility Low, Medium and High Rise Apartments Private Education Commercial Retail Religious Assembly Restaurants Recreational Uses Specialty Foods and Cafes Professional, Financial and Office Support Services Seniors Housing Extended Medical Treatment Services Mixed use areas may be developed under a Direct Control Provision to ensure developments are transit supportive, uses are compatible, and a high level of urban design guidelines are followed to ensure a distinct and unique area. Rationale Mixed Use sites promote compact, walkable areas which also promote independence of movement, especially for the young and elderly who have convenient access to transit or can easily walk or cycle to the various amenities nearby. Mixed use sites also often include higher densities as well as assisted living opportunities which allow individuals to remain in the same neighbourhood as they age. Technical Summary No technical studies associated with this topic have been submitted. Objective ASP Policy Implementation Encourage mixed use development in appropriate locations. Mixed use developments may be included at the NSP level integrated with Commercial/Retail with Main Street, LRT station, and along arterial and collector roadways. Location of Mixed Use sites shall be identified at the NSP stage Encourage a variety of different types of mixed use developments. Mixed use developments may include a variety of uses including different housing forms, residential and institutional uses, residential and commercial uses or a combination of the above. The composition of mixed use sites will be identified at the Neighbourhood Structure Plan and rezoning stages URBAN DESIGN To create distinct, walkable neighbourhoods as the basic building blocks of the Horse Hill ASP A vibrant, walkable neighbourhood is the basic building block of a community. Horse Hill should therefore be comprised of several neighbourhoods that are pedestrian friendly, and include a wide mix of land uses that allow people to live, work, shop, and play within their own community. Horse Hill Area Structure Plan Office Consolidation 43

48 Edmonton is a winter city and paying close attention to winter design issues will help us embrace our winter environment and live vibrantly within it. Effective sun capture and wind control measures (such as natural and constructed wind barriers and orientation of buildings and open spaces) in parks, plazas and other gathering places as well as appropriate consideration of the colour of buildings will enliven public and private spaces even on the coldest days. Promote human scale within the public realm Human scale is created by the manner in which buildings interact with open spaces and the street. Designing attractive streetscapes, enclosed by buildings creates a comfortable environment for pedestrians. Active building frontages with doors, windows, and porches promote social interaction and encourage informal surveillance. At the detailed design stage, the function of the roadway will dictate the appropriate cross sections to be used. To ensure comfortable pedestrian movement and safety, sidewalks should be separated from carriageways by treed boulevards and front drive access should be minimized to reduce pedestrian vehicle conflict. Provide a range of transportation options Considering a range of transportation options while planning for an area is critical. A street pattern that provides multiple route options helps relieve congestion and provides people with realistic choices for alternate modes such as walking, biking, transit, etc. Create a sense of place The Horse Hill area s setting along the North Saskatchewan River and its environmental and historic characteristics make it unique. These characteristics must be reflected in its urban form to maintain its unique identity and character, and to foster a sense of belonging. Integrate existing residential uses Proper transitioning based on height and density or buffering can reduce conflicts between land uses of different intensities. It is important to maintain the character of the existing country residential parcels within the Horse Hill area, by providing appropriate lower intensity uses before transitioning out to urban density land uses. Hedgerows and trees on existing residential land may be retained where feasible and appropriate. Technical Summary No technical studies associated with this topic have been submitted. Objective ASP Policy Implementation To create distinct neighbourhoods as the basic building blocks of the Horse Hill area. (A) Create a distinct human scale town centre defined by main street commercial and located adjacent to supporting commercial uses, the district park site, residential opportunities and with convenient access to public transit, including the LRT. (B) Neighbourhoods shall be designed to include a mix of uses Figure 8: Land Use Concept illustrates the location of the town centre, with Commercial Retail (with Main Street) at its centre. Future NSPs shall provide an appropriate variety of residential Horse Hill Area Structure Plan Office Consolidation 44

49 such as residential, commercial, institutional, parks and open spaces. densities and ensure institutional, commercial, open space and park uses are well situated to maximize accessibility to services and amenities Promote human scale within the public realm and within private developments Provide a range of transportation options. (A) Development within the Horse Hill ASP shall incorporate a compact urban form. (B) Provide smaller setbacks, street orientation, and active frontages for buildings along collector roadways to create a pedestrian friendly built form. (C) Where appropriate, locate and orient buildings such that they define and reinforce public places such as parks and amenity areas. (D) A pedestrian friendly main street integrated with LRT shall be created along the historic Fort Road. (A) Create a network of streets that allow for multiple route options. (B) Streets shall be designed to allow for multiple modes of transport including pedestrians, bicycles, transit users, automobiles, Table 3: Land Use and Population Statistics illustrates the planned overall density for the ASP that meets the Council approved Suburban Housing Mix Guidelines and minimum density target for Priority Growth Area F of the Capital Region Growth Plan. The type and location of street oriented uses for both residential and commercial uses will be determined at the NSP stage. A pedestrian friendly main street integrated with the proposed LRT shall be created in both the Town Center area and along the historic Fort Road. Figure 11: Active Transportation and Figure 12: Transportation Infrastructure illustrates the arterial and collector roadways within the ASP. The location and alignment of collector roadways may be altered at the NSP stage after further study. Future NSPs will ensure that collector roadways are appropriately spaced and designed to provide direct routes, optimize transit, and minimize shortcutting. NSPs will ensure that pedestrian movement is considered at all levels of the roadway hierarchy. Horse Hill Area Structure Plan Office Consolidation 45

50 etc. Primary pedestrian streets will be identified at the NSP stage. Such streets shall be designed as a pedestrian friendly cross section. Bicycle routes will be identified at the NSP stage. (C) Provide greenways and walkways linking major focal points within the plan area and the River Valley. Figure 11: Active Transportation illustrates the approximate location of active transportation trails and greenways in the plan area. Details of the network will be refined at the NSP and subdivision stages Use natural features and notable locations to create focal points. (D) Provide trails and shared use paths (SUP) that accommodate both winter and summer modes of transport. (A) Conserve and integrate the Environmentally Sensitive Areas and Significant Natural areas within development. At the detailed design stage, shareduse paths and trails shall be designed to allow cross country skiing, and snowshoeing in winter in addition to a bicycle network / facilities, walking, and in line skating in the summer. Figure 8: Land Use Concept provides the general direction for the retention of natural areas. All Natural Areas identified at the time of the Plan preparation are mapped on Figure 4. The ecological function and sustainability of each feature and its associated connectivity will be further examined at the NSP stage. (B) Provide access to the River Valley at several points within the plan area. (C) Where feasible, retain existing road rights of way. (D) Provide civic buildings in At the NSP stage the location of topof bank roadways, greenways and pocket parks shall be identified. A top of bank roadway or walkway will be required as per City of Edmonton policy. Figure 12: Transportation Infrastructure shows portions of Fort Road being retained within the ASP. The NSP Land Use Concepts will identify specific road ROWs to be retained. Figure 8: Land Use Concept shows Horse Hill Area Structure Plan Office Consolidation 46

51 Integrate existing residential uses Incorporate elements of the existing built form in new developments Enhance connectivity between the River Valley, residential areas, key focal points, open spaces, agriculture land, and natural areas through active transportation links. prominent locations within neighbourhoods to create landmarks. Provide appropriate buffers or compatible residential uses adjacent to existing country residential parcels. (A) Existing hedgerows and roadway adjacent trees should be retained and integrated into the urban fabric where feasible and appropriate. (B) Encourage retaining the existing historic character and alignment of Fort Road / the Edmonton Fort Saskatchewan trail. In addition to typical roadway and sidewalk connections, connections that link residential areas to destinations points shall be provided. Linkages may include, but are not limited to, shared use paths, greenways, and top of bank walkways. the location of the future District Park Site and additional school sites. NSPs shall have regard to the placement of civic buildings such as library, church, school, or community league in prominent neighbourhood locations, with good access to transit and pedestrian networks. NSP Land Use Concepts shall provide appropriate buffers or compatible residential uses adjacent to existing country residential parcels. NSPs shall identify areas to be retained into neighbourhoods. Roadway alignments are broadly shown in Figure 12: Transportation Infrastructure shows portions of Fort Road being retained within the ASP. Specific road ROWs to be retained will be further refined at the NSP planning stages, subject to review and approval by Transportation Services. Figure 11: Active Transportation illustrates potential locations for additional linkages between designation points and other transportation routes. The location and type of linkages will be determined at the NSP stage To incorporate urban design elements that maximize the benefits of the winter season. (A) Incorporate design elements into buildings, parks and public spaces that protect users from the wind and maximize access to sunlight. (B) Encourage engaging lighting, vibrant colours, and warm Guidelines shall be prepared at the NSP stage to guide the implementation of winter design principles. Developers shall include winter design consideration and elements Horse Hill Area Structure Plan Office Consolidation 47

52 materials in the main street commercial area and park spaces. within architectural controls. (C) Encourage the integration of vibrant colours and the use of colours that contrast well with snow in residential, institutional and commercial buildings. (D) Encourage the strategic use of lighting to enliven gathering spaces while minimizing light pollution. (E) Small commercial uses which are complementary to recreation uses such as restaurants and cafes should be encouraged in proximity to natural areas/parks and the North Saskatchewan River Valley and Ravine System. Neighbourhood and convenience commercial uses shall be identified in proximity to natural areas/parks and the North Saskatchewan River Valley at the NSP and rezoning stages PARKLAND, RECREATION FACILITIES AND SCHOOLS The Horse Hill ASP provides a variety of parks and open spaces throughout the Plan area. In addition, the Horse Hill ASP abuts the North Saskatchewan River Valley. Figure 10: Parkland, Recreational Facilities & Schools shows the distribution and types of parkland within the neighbourhoods. District Activity Park The district activity park is intended to accommodate a wide range of recreation programming. The district activity park offers the opportunity for active and passive outdoor recreation uses, including sports fields, playgrounds, and community gardening spaces. In addition to outdoor recreation, the park is intended to accommodate a recreation centre, public high school, a catholic high school, and associated parking for these uses. The recreation site is intended to accommodate both indoor and outdoor recreation uses, such as skating rinks, swimming pools, gymnasiums, etc. The existing Horse Hill School is located within the proposed district activity park site. Further planning will be required to determine if the school will remain in its current location or be relocated to a new school/park site. School and Community Parks Five school areas are provided in the Horse Hill ASP. Three of these sites also provide community park areas. These areas are intended to accommodate public and catholic elementary and junior high schools, community leagues, community park space, and associated parking for these uses. School park sites have been sized based on the requirements provided by the public and catholic school boards. The type and location of schools as depicted on Figure 10: Parkland, Recreational Facilities & Schools is conceptual. The exact location and figuration of the school sites will be determined at a later date by the School Boards and the City of Edmonton. In addition, the location of the school/park site in Neighbourhood 5 must have consideration for the ravine, road access and surrounding land uses. These details will be determined at the NSP stage in consultation with the Public School Horse Hill Area Structure Plan Office Consolidation 48

53 Board and Sustainable Development Parks Planning and Current Planning Branches, and may necessitate an amendment to this ASP. There is an existing school site, the Horse Hill Public Elementary School, located within the plan area. The Edmonton Public School Board has advised that the school will continue to operate in its current location, however should the decision be made to close or relocate the school, the site may be consolidated with the district park site. Urban Village Parks and Pocket Parks Six Urban Village Parks are provided in the Horse Hill ASP. The approximate locations of these parks are shown in Figure 10: Parkland, Recreational Facilities & Schools. Neighbourhood Structure Plans will identify the exact location of Urban Village Parks, as well as Pocket Parks. All parks are located adjacent to roadways, and are connected through a network of shared use paths, walkways and sidewalks to ensure that they are accessible and dispersed with the residential uses in the plan area. Partnerships There are opportunities for partnerships between school boards and other institutions such as religious assemblies or health organizations to be located either on the same site or adjacent to each other. Any structure(s) or accessory uses required by the partnering organization are not to be located on lands receiving MR credit. Community Gardens There are opportunities for the development of Community Gardens and events such as winter markets within park sites. Technical Summary A Community Knowledge Campus Needs Assessment was completed to determine the requirement for school sites within Horse Hill. A Parkland Impact Assessment (PIA) was completed to provide information on the provision of open space within the plan area as per the requirements of the Urban Parks Management Plan. Objective ASP Policy Implementation Accommodate a variety of active and passive recreational activities in the schools, parks and open spaces and entertainment uses in public gathering places. (A) The size, location and configuration of parks and opens spaces shall be provided in accordance with the Urban Parks Management Plan (UPMP). Figure 10: Parkland, Recreational Facilities & Schools illustrates the location and configuration of the Parks, and Natural Areas within the neighbourhood. The approximate locations of Urban Village Parks are identified in Figure 10: Parkland, Recreational Facilities & Schools. The exact location of Urban Village Parks shall be identified at the NSP stage. Further refinement of Municipal Reserve Horse Hill Area Structure Plan Office Consolidation 49

54 dedication will be completed at the NSP stage Ensure that schools, parks and other open spaces are interconnected and easily accessible to pedestrians, bicyclists and other users. (B) The ASP shall provide Municipal Reserves as land, cash in lieu, or a combination thereof, up to 10% of the Gross Developable Area. (C) The Town Centre / Main Street Commercial area shall incorporate a plaza (an urban style public open space) or other such space to provide a gathering space for residents and visitors. Greenways and walkway connections shall be provided to complement on street sidewalk routes and connections to link school, park sites and open spaces. As approved by City Council, the Subdivision Authority shall facilitate the allocation of Municipal Reserve owing for the ASP, which shall be dedicated in full as land, cash inlieu, or an acceptable combination thereof, at the time of subdivision. The exact location and configuration is to be determined at the NSP stage. Greenway connections shall be specified at the NSP stage. The Subdivision Authority shall ensure that walkways or other connections are added where roadway connections are inadequate Ensure public access to the North Saskatchewan River Valley is promoted and maintained Accommodate City of Edmonton s requirements for school and parks sites within neighbourhoods. Access to the North Saskatchewan River Valley shall be provided via top of bank shared use paths, and a combination of Top of Bank parks and roadways. (A) The ASP should follow the guidelines for the hierarchy of park spaces as prescribed within the Urban Parks Management Plan (UPMP), while considering the natural and geographic characteristics of the neighbourhood. (B) The ASP shall provide Municipal Reserves as land, cash in lieu, or a combination thereof, up to 10% of the gross developable area. Future NSP Land Use Concepts shall guide the development of top ofbank parks and roadways. Figure 10: Parkland, Recreational Facilities & Schools illustrates the location and configuration of the School and Community Parks, District Activity Park, and various natural areas within the plan area. Additional pocket parks shall be provided in each neighbourhood at the NSP Stage. The Subdivision Authority shall facilitate the allocation of Municipal Reserve owing for the ASP, which shall be dedicated in full as land, cash in lieu, or an acceptable Horse Hill Area Structure Plan Office Consolidation 50

55 combination thereof, at the time of subdivision Consider winter issues in the landscaping of schools, public parks, open spaces, plazas, and boulevards. (C) With the exception of park areas adjacent to Top of Bank where grade changes and topography pose design difficulties, all park space within the neighbourhood should be universally accessible. (D) School and park spaces shall have frontage along public roadways to ensure sightlines, natural surveillance, and adequate lighting. Landscaping and design of school and park spaces shall take into consideration basic CPTED principles and design principles included in the Design Guide for a Safer City and UPMP. (A) Tree species shall be included in the detailed landscape design of schools, public parks, plazas and open spaces such that they provide wind shelter and enable solar penetration. (B) Tree species which are salt tolerant shall be included in the detailed landscape design of boulevards and street areas. (C) Programming for parks and public plazas should incorporate gas hook ups for large portable fire pits to provide for warm gathering spaces for park users during the winter. Design and development of future parks and open spaces shall consider safety needs of all community and be implemented based on requirements of Sustainable Development. Frontages along school and park spaces shall be determined at the NSP stage. Selection of species shall take place at the detailed design and/or subdivision stage. Landscape design for public land will be developed in conjunction with relevant City departments, and in accordance with the Urban Forestry Management Strategy INSTITUTIONAL / URBAN SERVICE Whether provided by the City of Edmonton or by other agencies and organizations, institutional and urban service uses add to a complete community. By identifying and anticipating future community needs, land may be set aside for emergency services, health providers, cultural institutions and other needs. Objective ASP Policy Implementation Accommodate future development of institutional uses. The ASP shall accommodate the development of institutional and urban services uses based on The applicant, in coordination with the Sustainable Development Department, shall consult with Horse Hill Area Structure Plan Office Consolidation 51

56 Accommodate existing government and institutional uses. assessed requirements. The ASP shall incorporate and respect the operations of the existing government and institutional uses within the land use concept. potential service providers. The identification and general location of identified uses is indicated in Figure 8: Land Use Concept. Land requirements will be for institutional / urban services will be further assessed at the NSP stage. Figure 8: Land Use Concept shows Government/Institutional land uses. Consultation with the Department of National Defence (DND) is required prior to preparing each Neighbourhood Structure Plan (NSP) and rezoning within the DND Consultation Area identified area on Figure 4. Development in the area identified may be impacted by and/or have an impact on the Riverbend Receiver Site. As a result of these considerations, amendment(s) to this ASP may be necessary. Proposed urban development within the DND Consultation Area may have an adverse effect on existing DND operations. This may require the adoption of mitigation measures in the future NSP, and/or amendments to this ASP HISTORICAL RESOURCES Development within the Horse Hill ASP should have regard for the preservation of historical, archaeological and paleontological resources. Pursuant to Section 31 of the Historical Resources Act, development proponents and/or their representatives are required to report the discovery of any archaeological, historic period or paleontological resources, which may be encountered during construction. Technical Summary Project proponents have submitted a Statement of Justification (SoJ) for Historical Resources Act Requirements of the plan area for consideration by Alberta Culture and Community Spirit (ACCS). Lands included in the study are those held by the plan proponents. The SoJ included the following recommendations: Horse Hill Area Structure Plan Office Consolidation 52

57 An HRIA is recommended for the treed areas above the break in slope for the North Saskatchewan River valley, particularly within NE 4 and NW W4M. If the project crosses the valley slope or terraces, construction monitoring by a professional palaeontologist is recommended. Several sites identified in the study should be shovel tested and/or backhoe tested to determine the archaeological potential for the sites during the NSP or zoning stage. It is recommended the structures within SE 4, NW 4, SE 9, NW 8, and SE W4M be photographed and mapped in detail prior to impact. If any construction activity occurs within the valleys for Horsehills Creek in SE 4 and NE W4M, any of the treed ravines in SW W4M or NE W4M, or the North Saskatchewan River valley, it is recommended that a HRIA for archaeology be conducted within these areas. Objective ASP Policy Implementation Ensure that historical, archaeological, and palaeontological resources are identified, conserved, and integrated within neighbourhoods where applicable. (A) Participating landowners shall submit a Statement of Justification for Historical Resources Act Requirements and, if necessary, a Historical Resources Impact Assessment (HRIA). (B) All historical, archaeological, and palaeontological discoveries made during construction shall be reported. Participating landowners shall submit statements of justification to Alberta Culture and Community Spirit for consideration. Those lands which have not received Historical Resources Act clearance shall be required to submit and receive sign off prior to rezoning. Section 31 of the Historical Resources Act requires all historical, archaeological, and palaeontological discoveries made during the course of an excavation to be reported to Alberta Culture and Community Spirit. Those discoveries that are notable or deemed significant enough, should be incorporated or interpreted within the development scheme/proposal in a manner that ensures its historical significance is appropriately interpreted and/or displayed. Proposals should be submitted to the City's heritage planners in consultation with Alberta Culture and Community Spirit TRANSPORTATION Roadway Network The transportation network has been designed to meet both the internal and external traffic flow requirements generated by the neighbourhood. A hierarchy of collector and local roadways is intended to facilitate the efficient movement of vehicular traffic (see Figure 12: Transportation Infrastructure). Horse Hill Area Structure Plan Office Consolidation 53

58 Capital Region Transportation Study Area The Capital Region Transportation Study Area as identified in represents the potential location of the Province s proposed outer ring road as per current information. The alignment of the roadway is subject to change with further study by the Province. Arterial Roadway Assessment Lands within the Horse Hill ASP shall be subject to an Arterial Road Assessment (ARA) to cost share the arterial roadway facilities needed to service the area. In general terms, the ARA outlines the developer s responsibility for roadway construction within a catchment area and is based on the costs of constructing arterial roads required for access to a catchment area. The configuration (number of lanes) and other specific criteria (such as channelization) required for access to the Horse Hill ASP are defined in detail by the associated Transportation Impact Assessment. Parking Parking for vehicles will generally be provided off street in conjunction with development. Reduced parking requirements may be considered when near a LRT Station. Public Transit Public transit services will be extended into the ASP area in accordance with City of Edmonton Transit System Guidelines and demands. The neighbourhood has been designed to a human scale whereby a majority of the residential areas will be within 400 m walking distance from transit service. This service will be accommodated within the neighbourhood as demand warrants. Internal collector roadways will be developed to a suitable standard to accommodate transit service and provide readily accessible service to all areas of the neighbourhood. The Horse Hill ASP provides a potential alignment of the LRT. Extension of LRT service will be subject to LRT system planning and design, as well as the availability of funding. The LRT alignments are proposed to be grade separated at Anthony Henday Drive and at Manning Drive. The alignment as shown in Figure 8, Land Use Concept is preliminary and subject to change. Opportunities for developer funded transit in the first two years of development will be included at the NSP stage. Pedestrian and Bicycle Network The Horse Hill area will benefit from a high level of pedestrian connectivity. All local and collector roadways within the ASP shall be developed with sidewalks, providing a general level of access throughout the neighbourhood. Bicycle traffic within the ASP is designed to follow collector and local roadways. Bicycle routes will be integrated with shared use path (SUP) corridors and walkways connecting internal and adjacent residential areas and amenities. Routes will be clearly marked using appropriate signage and markings in order to minimize potential conflicts between vehicles, cyclists, and pedestrians in the neighbourhood. The provision of pedestrian access to the Transportation Utility Corridor (TUC) and a shared use path within the TUC will be explored by the developer(s) with the Province and the City of Edmonton Transportation Services at the NSP stage. If permission for a path and walkways is granted by the Province, a shared use path and the associated walkways will be built by the developer at their expense with adjacent subdivisions. Greenways Subsequent NSPs will provide a number of greenways linking key locations within the Horse Hill area and will provide pedestrian and active transportation routes that are separate from vehicle routes (see Figure 12: Transportation Infrastructure). Greenways function as shared use path corridors and are intended to be Horse Hill Area Structure Plan Office Consolidation 54

59 approximately 10 m wide with a 3 m wide paved path, and will also feature grassed and/or naturalized planting, park furniture (e.g. benches, waste receptacles), trees and shrubs, as well as interpretive and directional signage. Top of Bank Walkway A top of bank (TOB) walkway will provide a continuous linkage along the top of bank, where feasible. The TOB walkway is proposed to feature a 3m wide paved shared use path, unless topographic limitations necessitate an alternative design. There will be multiple access points from residential areas by way of walkways and from several points along the roadway system. The TOB walkway will accommodate pedestrian and bicycle access along portions of the North Saskatchewan River valley and ravine system. A TOB roadway will be established along portions of the North Saskatchewan River valley and ravine system to facilitate automobile access, environmental protection and to establish the ravine as public realm. Per City of Edmonton policy, at least 30% of the top of bank will feature roadway or park frontage. In consideration of geotechnical setbacks, engineering information and providing public access and vistas, TOB roadway shall be strategically located to make efficient use of developable land adjacent to the North Saskatchewan River valley. Truck Routes Manning Drive is currently identified as a dangerous goods route and truck route and it is anticipated that the northeast leg of Anthony Henday Drive will also be identified as a dangerous goods route and truck route upon its completion in the fall of 2016 to be consistent with the completed portions of Anthony Henday Drive. With two major truck routes bounding the Horse Hill ASP, all existing truck routes within the plan area will be phased out as development progresses in the area. Heavy vehicles shall use the shortest path from either Anthony Henday Drive or Manning Drive to access their destination within the Horse Hill area. Noise Attenuation Noise attenuation will be provided in accordance with the Urban Traffic Noise Policy. Transit Oriented Development Transit Oriented Development (TOD) concentrates housing, shopping and employment along a network of walkable and bikeable streets within a five minute walk in any direction of a transit station (or 400 metres). The City s TOD Policy and Guidelines for development adjacent to LRT Stations and Transit Centres will be followed and rationally integrated at the NSP stage. Transportation Mode Shift As an alternative to expanding roadway cross sections to accommodate passenger vehicle traffic, opportunities to promote a mode shift to transit and active modes will be explored. These opportunities included the recommended use of premium bus/lrt transit options in the short and medium terms, the implementation of Traffic Demand Management (TDM) programs, and the integration of residential, employment, commercial, and recreational land uses at the NSP stage. There is a significant opportunity to reduce passenger vehicle traffic within and external to the plan area with the successful implementation of transit, TDM, and active mode strategies. Technical Summary The transportation network for the ASP will be provided in accordance with the requirements of the City of Edmonton s Transportation Services. A Transportation Impact Assessment (TIA) has been submitted under separate cover for review and approval by Transportation Services. Horse Hill Area Structure Plan Office Consolidation 55

60 Objective ASP Policy Implementation Provide a simple, understandable roadway network with a high degree of connectivity Prioritize cyclists and pedestrians. (A) The transportation concept shall incorporate a modified grid network of streets which provides multiple access points by a variety of modes, and multiple routes between two points. (B) NSP transportation concepts shall incorporate a pattern of streets to create a network with a high degree of connectivity and access. Connection to key employment areas such as the Edmonton and Energy Technology Park as well as Alberta s Industrial Heartland should also be considered. (A) Roadways should accommodate pedestrians and cyclists. Trails, paths and walkways should supplement, not replace, shared use roadway facilities. (B) NSP transportation concepts shall include a system of greenways, TOB shared use path, and walkways to facilitate pedestrian and bicycle movements across the Figure 12: Transportation Infrastructure illustrates the potential arterial and collector roadway network. Prior to advancing NSPs to Council, functional plans must be approved by the Province for Manning Drive and the Capital Regional Ring Road or a traffic impact assessment must be approved by Transportation Services which supports area traffic being accommodated on the network without the construction of the Capital Regional Ring Road. Prior to the approval of any NSP, an amendment to the Edmonton Energy and Technology Park (EETP) ASP must be submitted to Sustainable Development and approved by Council subject to Provincial direction on the Provincial road alignments. The local road network shall be addressed at the NSP level. Neighbourhood design at the NSP level shall have regard for the alignment of local roadways. Planning at the NSP level shall show pedestrian and bicycle connections. Neighbourhood design at the NSP level shall have regard for pedestrian and bicycle movement. Suggested pedestrian/bicycle linkages have been shown in Figure Horse Hill Area Structure Plan Office Consolidation 56

61 Emphasize pedestrian friendly environments in key locations Ensure that cost of arterial roadways is shared throughout the catchment area Ensure integrated access is provided to the North Saskatchewan River Valley and Ravine System neighbourhoods. (C) The stormwater management facilities shall accommodate paved shared use path. (D) No front drive access will be permitted to residential units along arterial or collector roadways, or directly across from the school/park site. Streets within the Commercial / Retail with Main Street area shall be designed as pedestrian oriented streets and is encouraged to incorporate elements/techniques such as human scale design; traffic calming measures; weather protection, wide sidewalks, pedestrian oriented furnishings, etc. Lands within the Horse Hill ASP shall be subject to an Arterial Road Assessment (ARA) to cost share the roadway facilities needed to service the area. Public access to the North Saskatchewan River Valley and ravine system shall be provided through a combination of top ofbank roadway and park along a minimum of 30% of the length of the Urban Development Line. A continuous top of bank shared use path shall be provided along the length of the Urban Development Line, within the Public Upland Area. The design of the neighbourhood shall comply with City Policy C542 Development Setbacks from River Valley/Ravine Crests. 11: Active Transportation System, and may be developed as shared use paths, walkways, sidewalks, or some combination thereof. Neighbourhood design at the NSP level shall have regard for pedestrian and bicycle movement. Conformance with these policies shall be reviewed at the subdivision stage. Transportation Services, in conjunction with the Sustainable Development Department, shall review proposed roadway designs. City Administration shall prepare an Arterial Road Assessment Bylaw for the Horse Hill ASP area. A combination of TOB roadway and park will be provided for a minimum of 30% of the entire length of the Urban Development Line and shall be implemented through the subdivision process. TOB roadway and park areas shall be shown at the NSP stage. Geotechnical/slope stability assessment and City policy shall determine the final alignment of the TOB roadway, TOB walkway and parks. TOB roadway, TOB walkway and parks shall be dedicated to the City of Edmonton at the time of subdivision. Compensation for the development of TOB roadway shall adhere to City Policy C542. Horse Hill Area Structure Plan Office Consolidation 57

62 Plan for Transit Oriented Development around LRT stations Encourage innovation in transportation systems design Encourage transit and active modes as alternatives to single occupant vehicle travel Encourage the use of removed snow and the implementation of best practices for snow removal and storage. Development surrounding LRT stations shall be developed in accordance with the City s Transit Oriented Development Guidelines. New and innovative roadway crosssections should be explored to improve cost effectiveness and to ensure that form follows intended function. Developers shall work with City Administration to encourage alternative modes of travel, such as incentive programs to increase transit ridership, expediting the extension of LRT into the area, development of bus rapid transit, transportation demand management programs, and providing appropriate infrastructure within the roadway network to prioritize active modes of transportation. (A) Wherever feasible, incorporate boulevards or other areas capable of accommodating snow storage (such as bioswales) into the design of roadways. (B)Encourage practical uses for cleared snow, such as building wind breaks and climbing hills in parks. (C)Encourage design solutions and practices that make use of (or manage) snow on site or nearby rather than hauling it to off site snow storage sites. NSPs shall plan for Transit Oriented Development in areas adjacent to LRT stations. LRT station location is subject to further study and shall be determined at a later date. LRT alignment and LRT stations may be subject to change. Roadway proposals shall be reviewed and approved by Transportation Services in consultation with Sustainable Development. Developers shall work with City Administration at the NSP stage to develop a transportation strategy including infrastructure and programming needs, timing, cost sharing or funding. Detailed roadway cross sections shall be developed at the subdivision stage. Snow removal strategies shall be developed in consultation with applicable City Departments at subdivision stage INFRASTRUCTURE, SERVICING AND STAGING The Horse Hill ASP will be a fully serviced neighbourhood designed and constructed in accordance with City servicing standards. Innovative and alternative servicing options are encouraged to provide efficient and sustainable neighbourhoods. Water Servicing Horse Hill Area Structure Plan Office Consolidation 58

63 The population projections, land use designations and roadway network will provide the basis for the development of a concept for the ultimate water supply network in the Horse Hill ASP. An ASP level Hydraulic Network Analysis (HNA) was completed with the Edmonton Energy and Technology Park which included an analysis for the lands within the Horse Hill ASP. Option 2B from the HNA has been modified to reflect the current roadway layout for the Horse Hill ASP, without altering the fundamental layout of the network. The water supply for this option will be from the Clareview Reservoir, and a new feeder main to the proposed reservoir in Horse Hill will be constructed. An area of high pressure is identified under this option, and will require Pressure Reducing Valves (PRV) to allow servicing. Stormwater Servicing The drainage requirements for lands designated as Government Institutional and Private Agriculture have not been accommodated in the overall Area Master Plan (AMP) for the Horse Hill ASP. Any drainage requirements for the lands will be accommodated on site. Should this change in the future, an update to the AMP will be required. Several stormwater management facilities are integrated into the open space system of the Horse Hill ASP. These naturalized stormwater facilities are considered an amenity area and part of the open space system. Besides the function of these facilities as part of the storm servicing network, the SWMFs provide additional open space around these facilities. All SWMFs are linked with the neighbourhood pedestrian trail network and complement the open space system by providing additional areas for passive recreation. Sanitary Servicing The sanitary system will be designed in accordance with City of Edmonton standards Shallow Utilities Power, gas and telecommunication services are located in close proximity to the Horse Hill ASP and will be extended as required. Municipal Services As development occurs, municipal services such as fire and police will be required to serve the area. Location, type and number of facilities will be determined by City departments and agencies. Rationale The ASP will be designed in accordance with City of Edmonton servicing standards. Development staging and extension of infrastructure will be contiguous, efficient, and economical while mitigating potential environmental and ecological impacts. Opportunities for research and innovation should be supported in order to discover efficient, low cost or low environmental impact servicing options. Technical Summary An AMP was completed in conjunction with the Edmonton and Energy Technology Park ASP. An ASP level HNA was completed in conjunction with the Edmonton and Energy Technology Park ASP. An update to the AMP has been prepared by Stantec Consulting Ltd. in support of the Horse Hill ASP. Horse Hill Area Structure Plan Office Consolidation 59

64 Objective ASP Policy Implementation Ensure that the Horse Hill ASP area is serviced to a full urban standard, using contemporary and emerging sustainable infrastructure solutions, and that soft services are provided. (A) Water servicing to the Horse Hill area should be provided in accordance with the approved Hydraulic Network Analysis. (B) Shallow utilities will be extended into the plan area as required. Approval of engineering drawings and servicing agreements shall be required prior to installation of water servicing Installation of shallow utilities shall be executed through servicing agreements Explore innovative and alternative servicing options. (C) Ensure that development within the Horse Hill ASP is within acceptable response times as determined by emergency services. Support innovative and alternative service delivery, if feasible and practical. City Administration and agencies should work with Council to ensure planning and funding is in place to provide for the timely delivery of municipal services. Opportunities for innovative and alternative servicing options shall be explored at the NSP stage. The City of Edmonton will consider supporting projects which meet all identified requirements ECOLOGY The Plan promotes the conservation and restoration of the local ecological network. Using the information derived from the draft Ecological Network Report and interpretation of aerial photos, valuable habitat and corridors were mapped (see Figure 9: Ecological Network). The Plan identifies two categories of natural area Retain and Attempt to Retain based on recommendations provided in the associated Ecological Network Report. In consultation with Sustainable Development, Parks Planning and Office of Biodiversity, approximately 2 percent of Gross Developable Area for each Neighbourhood will be used to retain natural areas using Municipal Reserve. The balance of natural areas may be retained using a variety of mechanisms, including but not limited to, purchase at market value or land exchange (by the City or through a land trust), or ecological gifting. The plan also identifies the approximate area of three Crown claimed wetlands as shown on Figure 4: Site Features. Additional review and study will be required at the NSP stage to confirm the delineation of the wetland area and size of buffer. Additional wetlands are present within the plan area. Further studies at the NSP stage will confirm the classification of each wetland and determine whether retention or compensation is required. The function and the integrity of the ecological network in the ASP area are important. The Ecological Network Report (ENR) for the Horse Hill ASP identifies a number of natural features within the plan area, such as the North Saskatchewan River Valley, and Horsehills Creek. Based on the recommendations of the ENR, the ASP conserves and integrates areas of high ecological significance within the land use concept. Figure 9: Ecological Network shows natural and semi natural linkages which facilitate movement of key species between natural areas, the Horse Hill Area Structure Plan Office Consolidation 60

65 North Saskatchewan River Valley and Ravine System, numerous naturalized stormwater management facilities, parks, and potential wildlife crossings. The North Saskatchewan River Valley and its tributaries are part of an important ecological system within the Plan area. Horse Hill Creek shall be protected and preserved as per the MGA, MDP, Development Setbacks from River Valley/Ravine Crests Policy (C542), other strategic policies and guidelines. The Top of Bank (TOB) and Urban Development Line (UDL) have been established through aerial photography and topographic mapping. Further definition of the TOB and UDL will be done through site visits, geotechnical analysis and slope stability analysis at the NSP level. Due to the general conceptual nature of the ASP, there may be substantial changes or modifications to the natural area requirements at the time subsequent planning occurs in the Horse Hill area. Technical Summary A draft Ecological Network Report (ENR) was prepared for the ASP area, and was submitted under separate cover. Objective ASP Policy Implementation Preserve and enhance natural systems through the location and design of open spaces and the preservation of natural areas. A range of habitat will be provided in the plan area through the retention of Natural Areas, an interconnected park system, retained agricultural areas and the utilization of naturalized landscaping, including engineered wetlands. The Ecological Network Report (ENR) must be finalized upon submission of the first NSP. Additional ER may be dedicated at the NSP stage for wetland protection/preservation and/or to address creek stability within the ASP area. Provide Natural Areas through a combination of purchase and dedication of land, using ER and MR where appropriate. The Plan area contains Crownclaimed wetlands that are identified on Figure 4: Site Features. Further studies to delineate the wetlands will be required at the NSP stage. Encourage the use of native plant materials through landscaping design review. Encourage the design of stormwater management facilities to function as engineered wetlands. Connectivity shall be maintained and enhanced using natural and semi natural components of the Horse Hill Area Structure Plan Office Consolidation 61

66 Protect the North Saskatchewan River Valley and Ravine System, including Horsehills Creek Maintain ecological linkages to support the presence of wildlife in (A) An Urban Development Line (UDL) shall be established to separate developable from nondevelopable areas. This will help to preserve the river valley and ravine system, ensure that urban development is reasonably safe from environmental hazard risk and that public access, visual amenities and recreational opportunities are maximized. (B) Lands below the Urban Development Line shall be protected from urban development. Where possible, design open space areas and greenways with ecological network. Exact limits of management zones (i.e. ecological buffers) shall be determined at the NSP stage. Natural Area Management Plans may be required at the NSP stage in consultation with the Office of Biodiversity. General identification of top ofbank has been determined through aerial photography and contour mapping. The top of bank setback requirements shall be determined at the time of NSP approval. Setbacks shall be determined based on a top of bank walk and subsequent approved geotechnical investigation. The impacts of development upon the natural functions and character of the North Saskatchewan River Valley and Ravine System shall be mitigated. Ground truthing, geotechnical reports and slope stability analysis shall be submitted at the NSP stage, demarcating the UDL. At the time of subdivision, a minimum setback of 10m shall be provided in accordance with Policy C542 to provide for river valley public access circulation, and civic purposes including geotechnical monitoring and repair, firefighting, emergency access and public safety. Lands that meet the criteria for Environmental Reserve (ER) under Section 664(1) of the MGA shall be dedicated to the City of Edmonton at the time of subdivision. At the NSP stage, the size and type of wildlife passages shall be Horse Hill Area Structure Plan Office Consolidation 62

67 neighbourhoods Protect wetlands within the plan area. consideration for the movement needs of wildlife. Natural wetlands will be integrated into the area through a variety of mechanisms. determined based on wildlife movement patterns. Wetlands to be retained shall be further defined at the NSP stage. Opportunities for compensation for wetlands not retained within the Plan area shall be explored at the NSP stage ENVIRONMENT Lands within the ASP boundary will be suitable for development and their environmental status confirmed prior to rezoning. Those lands identified as contaminated must undergo remediation according to Federal, Provincial, and Municipal standards. Policies relating to existing and abandoned oil and gas uses will ensure conscientious residential development around oil and gas well sites and pipelines at all stages of the plan implementation and construction process while minimizing potential disturbances to the area s future residents. Urban development in the vicinity of all resource well sites will be planned in accordance with the City policy document entitled Policy Guidelines for the Integration of Resource Operations and Urban Development (1985) and Policy C515 Oil and Gas Facilities (2007) and other relevant City procedures. Development of lands involving abandoned wells shall comply with ERCB guidelines for development around abandoned wells. An assessment of risk and nuisance shall be conducted on operating or suspended oil and gas wells, as directed by existing or future City policy for the integration of oil and gas facilities prior to any rezoning of the parcel where the facility is located. Technical Summary A Risk Assessment in regards to the CN Railway, proximity to industry in the Edmonton and Energy Technology Park as well as existing pipelines was prepared for the ASP area, and was submitted under separate cover. Additional risk assessments may be required at the NSP stage. Objective ASP Policy Implementation Ensure that the environmental status of the lands within the Plan area is suitable for development. (A) The likelihood, types, and location of any environmental concerns present on the lands shall be determined prior to rezoning. Phase I Environmental Site Assessments (ESA) shall be required for participating landowners at the NSP stage. ESAs shall be submitted and any follow up will receive sign off by City Administration prior to the rezoning stage of development. Phase I ESA reports older than 1 year from the date of rezoning application shall be updated, and any Phase I ESA report older than 5 years from the date of rezoning Horse Hill Area Structure Plan Office Consolidation 63

68 application shall be redone Mitigate oil and gas well sites potential environmental hazards and disruption of future residential areas Integrate existing high pressure pipelines with future development Mitigate noise and vibration effects and risk from potential incidents along CN Rail tracks. (B) Where necessary, contaminated material shall be removed and disposed of in an environmentally sensitive manner, in accordance with Federal, Provincial, and Municipal regulations. The Horse Hill ASP and future NSP s shall be designed to comply with relevant requirements of the ERCB regulations and City of Edmonton Policies. Existing high pressure pipelines shall be accommodated and incorporated into the development concept. Building setbacks, safety berms and fencing shall be built in accordance with City of Edmonton regulations or based on the Proximity Guidelines and Best Practices for rail/municipal interface. 4 Site remediation, where necessary, shall be conducted prior to rezoning. An environmental site assessment report verifying the remediation shall be submitted for approval by the City administration prior to the rezoning of the subject lands. Setback requirements shall be confirmed at time of subdivision approval. Subdivision planning must adhere to all relevant ERCB regulations and City of Edmonton Policy C515. Risk assessments may be required at the NSP stage. Figure 4: Site Features shows facilities and Figure 8: Land Use Concept shows the integration of pipelines and urban development. Risk assessments may be required at the NSP stage. Policies shall be developed at the NSP level to address railway proximity issues GREEN DEVELOPMENT Low Impact Development (LID) refers to a collection of alternative engineering and landscape architecture strategies to manage and improve the quality of stormwater runoff in an urban environment. Low Impact Development principles replace conventional stormwater management strategies with natural processes. Some LID strategies include constructed wetlands, bioswales, and rain gardens. Some of the benefits of LID include improved groundwater quality and quantity, reduction of river bed erosion and peak flows, reduced costs, and habitat protection. 4 Earth Tech Canada Inc Final Report: Proximity Guidelines and Best Practices. Prepared for the Railway Association of Canada and The Federation of Canadian Municipalities. Horse Hill Area Structure Plan Office Consolidation 64

69 Native species or (non invasive) naturalized species should be used in landscaping. The use of plant species which are native or adapted to the local climate generally require less irrigation and maintenance than non native species, which serves to minimize costs associated with development and maintenance. Appropriate landscaping within open spaces provides opportunities to create wildlife habitat, and strengthens the ecological network within the neighbourhood. The Leadership in Energy and Environmental Design (LEED) Green Building Rating System for Neighbourhood Development (ND) offers an evaluation system that incorporates principles of smart growth, urbanism and green building. Regardless of whether certification under the system is pursued, the required and optional program components offer a comprehensive set of development considerations that can guide neighbourhood design. A number of alternative energy options may be applicable to the Horse Hill ASP area. A geoexchange heating and cooling system, for example, is a renewable alternative to conventional heating systems using gas, oil or electricity. Geoexchange systems take advantage of the heat energy stored in the ground to heat or to cool buildings. Another example would be photovoltaic (PV) systems which are used to convert sunlight into electricity. These systems produce no pollution or emissions, have low operating costs, and are fairly easy to install. PV systems are increasingly being incorporated into buildings that are also connected to utility systems. Another option to efficiently cool and heat a series or cluster of buildings would be a district energy system. Benefits of district energy systems can include increased energy efficiency, reduced air pollution and emissions, greater fuel flexibility, facilitation of the use of renewable energy and helping manage the demand for electricity. District energy systems can make use of waste heat generated from other processes, such as the generation of electricity which is known as combined heat and power (CHP) or co generation. Similarly, they can be fuelled by industrial by products like wood chips, biomass or hydrocarbon products or even from municipal refuse. Energy from other renewable sources can be integrated into the systems, including photovoltaic cells, or geoexchange systems. Technical Summary No technical studies associated with this topic have been submitted. Objective ASP Policy Implementation Utilize Low Impact Development principles for the design of the stormwater management system, including bioswales and naturalized wetlands. Where possible, neighbourhoods should incorporate Low Impact Development principles that promote stormwater infiltration, filtering, storage, evaporating, in addition to the detention of runoff close to its source. Land use and servicing plans dealing with stormwater at the NSP level shall employ the City of Edmonton s Low Impact Development Guidelines, or development best practices Employ sustainable planning principles in the design of the neighbourhood. Each NSP should incorporate LEED ND principles or other comparable measurable sustainable development standards. A narrative describing compliance with the chosen standard (or aspects thereof) should be provided to the Sustainable Development Department at the time of NSP submission Explore alternative energy options Neighbourhood plans which feature Evaluate the potential for Horse Hill Area Structure Plan Office Consolidation 65

70 in the Horse Hill area Encourage natural landscaping using native tree and plant species. higher density land uses (e.g. transit oriented developments, employment hubs, or education campuses) may consider alternative energy options, such as district heating, combined heat and power systems, geothermal or solar power, where possible. (A) Where possible, parks, open spaces, and boulevards should incorporate tree and plant species native to central Alberta (B) Edible landscaping, such as cherry and apples trees and saskatoon bushes, should be incorporated into public parks and boulevards. alternative energy options such as district heating, combined heat and power systems, geothermal or solar power at the NSP level. Selection of species shall take place at the detailed design and/or subdivision stage. Landscape design for public land shall be developed in conjunction with relevant City departments, such as Transportation Services and Sustainable Development AGRICULTURE AND FOOD The Horse Hill ASP supports the intent of Edmonton s City Wide Food and Agriculture Strategy, and proposes a number of land uses, policies and approaches to support local food production in the area, to grow the local food market, as well as to promote education and sustainable food practices. Rationale Intensive and Extensive Urban Agriculture Intensive agriculture refers to high input, high output production such as horticulture, greenhouses, specialty crops and fresh vegetable and fruit production. This is a suitable use for peri urban agricultural land and, at a smaller scale, for urban agricultural land. Extensive agriculture includes such activities as pasture, grazing, and to some extent large scale field crops that are typically grown in dry land situations (without irrigation). Extensive agriculture is not considered ideal for urban or peri urban agriculture. Local Food Economy While Edmonton s climate cannot support year round outdoor growing, developing innovative urban food production, processing and storage strategies can be appropriate for the climate and context. Supporting local food production and processing in the Capital Region helps contribute to the development of the local economy, and can encourage a healthy and sustainable food system. Value Added Food Production Value added agriculture refers to the processes that increase the value of raw agricultural products such as pickling, curing, canning and/or preparing industrial or consumer ready food products. Value added industries can occur on different scales, from the home based business selling jams and pies to national brand consumer foods. While much of Edmonton s food processing occurs in industrial areas, there are ways to promote the use and production of local foods in Horse Hill. Horse Hill Area Structure Plan Office Consolidation 66

71 Community kitchens, for instance, are an important component of building strong, healthy, and sustainable communities. As economic development incubators, community kitchens provide food entrepreneurs with access to the tools and resources to add value to local produce and distribute their products in the community, city, and region. These spaces have been key starting points for many small scale food entrepreneurs to generate revenue and transition to larger scale production. Community kitchens provide space for residents preparing large quantities of food for home catering businesses and religious services. Community kitchens serve as a space to promote literacy in healthy eating and food preparation for community courses, and should be included in community centres or recreation facilities to benefit from other education and recreation programming. Home gardens Home gardening is both an exceedingly popular pastime and a means of producing vegetables and fruit throughout the summer months. One of the simplest and most apparent examples of small scale local food production is the traditional back yard garden. The amount of land that is available for gardening in low density residential areas is considerable, and even apartment housing on private amenity spaces such as balconies or shared open space could be used for garden plots. Community gardens Community gardens are features that are found in many neighbourhoods throughout the city. Community gardens are generally divided into individual plots which are made available to the public or members of the community, often for a nominal fee or for no cost. These spaces serve multiple purposes from social gathering spaces, to vegetable gardens, to ornamental flower gardens and are often popular in locations with higher density housing where private open space is limited. As Community Services recognizes gardening as a legitimate recreational pursuit, some Municipal Reserve land within neighbourhood parks can be dedicated for community gardens throughout the Horse Hill area. Organizations such as Community Leagues, non profit societies, residents associations or faith groups are often willing to administer community gardens, likely with minimal support from Community Services. Edible landscaping In addition to private gardens, public spaces can provide attractive and productive land. Public lands such as parks and open spaces, or even road and utility rights of way, can be planted with a broad variety of edible species. These might include fruit trees, berries like saskatoons, high bush cranberries, raspberries, nuts, or other plants like rhubarb. Expanding the variety of plants in public spaces beyond ornamental species is a fairly easy way to increase the range of potential uses, and to provide a source of local food. Community Supported Agriculture Community Supported Agriculture (CSA) connects agriculture producers with the consumers in a food distribution network. A typical CSA arrangement is a shared risk agreement that sees a farmer offer memberships to consumers who then receive a regular delivery of seasonal produce directly from the farmer. This arrangement removes the middle person from the supply chain and connects the consumer with the farmer. In turn, farmers benefit from the regular and increased cash flow, and consumers benefit from access to health, locally growth food. Urban Agriculture and Beekeeping Ways of promoting healthy eating and sustainable food practices are re emerging in urban areas. Urban agriculture, for example community gardens, community orchards, food forests and berry patches, allow food to be grown locally and contribute to sense of community. Several cities now allow the keeping of a limited number of hens for the purposes of laying eggs, as well as the keeping of bees. Beekeeping, whether located on farms, Horse Hill Area Structure Plan Office Consolidation 67

72 backyards or urban rooftops, can contribute to a healthy urban landscape by contributing to the pollination of plant species. Should the City of Edmonton pursue changes to current bylaws and regulations to allow beekeeping and backyard hens, the Horse Hill ASP would be supportive of those, as well as opportunities for community orchards, food forests, berry patches, hydroponics, SPIN farming, aquaponics, container gardens, and vertical growing systems, among other methods for urban agriculture. Commercial farms Several parcels of urban agricultural land are retained in the Horse Hill ASP. These areas are currently being farmed, a use which will carry over into the future. The Horse Hill ASP designates land as Agriculture based on the wishes of current landowners. Should a landowner wish to redesignate their lands from urban uses to a permanent urban agriculture use, an amendment to the Plan would be required. Similarly, should a private party, the City of Edmonton, or a third party such as a land trust, wish to obtain land for the purposes of farm land retention, an amendment could redesignate land as urban agricultural. As many smaller parcels of land have been created through subdivision over the years, assembling land to create contiguous 2 to 8 hectare parcels is a distinct possibility. Land use compatibility As more detailed planning occurs, methods to mitigate potential nuisance factors (e.g. noise and dust from farming, traffic and encroachment from residential development) created by intensive agricultural operations will be investigated. Possible solutions include setbacks, shelterbelts, multi use trails, park space, or roadways. In addition to buffering, the integration of compatible land uses should be considered. Food hubs A food hub is an agglomeration of food and agriculture activities meant to promote local food systems in an urban area. Typical activities might include retail or wholesale, food processing, distribution, office space as well as educational or community spaces. The Horse Hill area could be suitable for the development of a food hub by virtue of its proximity to existing farming operations, an extensive transportation network, and the potential to develop varied urban agriculture infrastructure. Objective ASP Policy Implementation Retain land for urban agriculture (A) Land may be retained for permanent urban agricultural use. (B) Where lands are designated urban agriculture through future amendment of this ASP, farming activities shall be limited to intensive agriculture operations, and will not include intensive livestock operations, extensive agriculture operations, or other high impact operations. Land designated for urban agriculture is shown in Figure 8: Land Use Concept. The urban agriculture designation in the ASP may be applied for, at the discretion of the landowner. Creation of a new Agricultural Land Reserve (ALR) designation may be applied for landowners of privately owned farmland who self declare their intent to retain urban agricultural use within the ASP area. Horse Hill Area Structure Plan Office Consolidation 68

73 Buffer urban agriculture uses and non agriculture uses Promote urban agriculture in Horse Hill. (A) Provide appropriate buffers or compatible land uses adjacent to retained urban agricultural parcels. (B) Where agricultural operations predate new developments, the responsibility for buffering shall fall to new land uses. (A) Opportunities for community garden plots on such lands as those owned by the Province, the City of Edmonton and public utility operators are encouraged. (B) Community gardening should in large part be considered recreational and a community building activity and included in programming for community parks in balance with other park programming needs. (C) Explore opportunities to utilize harvested rainwater for irrigation of parks and community gardens. (D) Landscaping of public parks and open spaces should consider planting of edible fruit and vegetable plants where appropriate. (E) Opportunities for urban agriculture, for example community gardens, community orchards, food forests, berry patches and beekeeping in the Horse Hill area may be explored in NSPs and through City bylaws and policies. NSPs shall provide guidelines for appropriate buffers, setbacks or compatible uses adjacent to retained urban agricultural parcels. The location, number and size of community gardens shall be further developed at the NSP level. The land requirements for public community gardens shall be reviewed and determined at the NSP stage. Community leagues and other voluntary organizations, such as Sustainable Food Edmonton, should be encouraged to be the stewards of community gardens and develop best practices for urban agriculture. Specific implementation strategies pertaining to sustainable practices shall be determined at the NSP stage, and in conjunction with the appropriate City Departments. Edmonton s edible landscaping guidelines (to be developed) should be adhered to at the neighbourhood planning level and during the design of parks and open spaces. Opportunities for urban agriculture such as keeping bees, raising backyard laying hens, community orchards, food forests, berry patches, hydroponics, SPIN farming, aquaponics, container gardens, and vertical growing systems, among other methods for urban agriculture shall be explored and implemented in accordance with fresh. Horse Hill Area Structure Plan Office Consolidation 69

74 Support the development of local food infrastructure. (F) Investigate urban agriculture opportunities on utility rights ofway. (G) Explore opportunities for additional urban agricultural land. (A) The town centre should include a public space for a community farmers market. (B) Explore the opportunities for establishing an urban agriculture incubator and education centre. (C) Support the development of year round pocket markets, mobile markets and mobile food vendors. (D) Support the development of community and agri food hubs. Developers and/or City Administration shall investigate the feasibility of using utility corridors (e.g. electrical transmission lines or transportation corridors) for urban agriculture. The City and partners shall explore opportunities to identify and secure new urban agricultural lands. Examples include using an Agricultural Land Reserve (ALR), Transfer of Development Credit (TDC), Land Trust, Conservation Covenant, Land Swap, Community Investment, Cluster Development, zoning and land use designations, and land/financial contributions by developers. Planning at the NSP level shall provide guidance for the development of the town centre area, including the public market space. Specific implementation strategies pertaining to the development of an urban agriculture incubator and education centre shall be determined at the NSP stage. Public and quasi public spaces (plazas, recreation centres, shopping centre parking lots, or streets) can accommodate mobile operations. Policies supporting these and other food system assets shall be provided at the NSP stage. A food hub may be integrated with the community recreation centre, urban agriculture education centre, or business employment area. Pursue partnerships with private business and other economic agencies and examine establishing a Horse Hill Area Structure Plan Office Consolidation 70

75 commercial / private sector food hub (such as commercial kitchens, permanent farmers market location, incubator kitchens, community kitchens). Policies supporting these uses shall be provided at the NSP stage. (E) Value added food / urban agriculture businesses are permitted in the business/employment area of the Horse Hill ASP. (F) Support the improvement of neighbourhood scale food infrastructure. (G) The City and Developers will support the creation of vibrant, attractive and unique places that celebrate food and enhance the local food culture. Appropriate land use zones shall be applied or developed at the NSP and rezoning stage. The City and Developers, working closely with community organizations, Community Leagues, and the Edmonton Food Council, shall identify and improve existing facilities and programs with appropriately scaled infrastructure. The City of Edmonton shall work with local groups to design public and private spaces to use food as a way to enhance the local food culture and animate and enliven shared spaces. Food growing, processing, buying, selling, and eating places shall be considered at the NSP stage. Horse Hill Area Structure Plan Office Consolidation 71

76 5 IMPLEMENTATION It is anticipated that the Horse Hill ASP will develop over a period of 30 to 40 years. Within this time period, it is important to provide guidance that will ensure that development occurs in a way that maximizes efficiency while minimizing disturbance to surrounding communities. 5.1 GENERAL STAGING Development staging is intended to provide a recommended direction for the development of the plan area. It is not intended to act as regulation, but instead provides a preferred direction for development to take place given the location of existing services, market conditions, demographics, and other factors relevant to growth patterns. The Horse Hill ASP will be developed in five neighbourhoods as shown on Figure 6 Neighbourhood Units and Staging. Development is recommended to commence in the southern and western portion of the plan area and extend north. Further details in regards to the ultimate staging of each of the neighbourhoods will be provided at the neighbourhood structure plan stage through detailed review and modification of the preliminary conceptual plan design in consideration of contemporary market demand. 5.2 STAGING INFRASTRUCTURE AND SERVICING Each development phase will include stormwater management facilities in addition to necessary off site water and sewer mains appropriately located within and adjacent to the Horse Hill ASP area. Extending existing utilities from the south and west will provide shallow utility servicing including electric, telephone, cable television and gas. 5.3 ADJACENT LAND USE PLANS To ensure consistency between the Horse Hill ASP and the Edmonton Energy and Technology Park (EETP) ASP, an application to amend the EETP ASP will be made following approval of the Horse Hill ASP. Where feasible, roadway and railway alignments established by the EETP were accommodated in the Horse Hill ASP. However, due to constraints, certain alignments set by Horse Hill area necessitate changes to the EETP ASP. 5.4 REZONING AND SUBDIVISION A variety of zones currently exist within the Horse Hill ASP area. Existing zoning includes but is not limited to lands zoned Agricultural (AG), existing residential subdivisions such as Quarry Ridge are zoned Direct Development Control Provision (DC2) and Single Detached Residential (RF1), Provincial Government lands including Alberta Hospital are zoned (DC) Direct Development Control Provision and (US) Urban Services and the Evergreen Mobile Home Park is zoned Mobile Home Zone (RMH). Rezoning and subdivision of lands to conform to the land uses designated in the Horse Hill ASP and subsequent NSPs will be undertaken when necessary. 5.5 ECOLOGICAL NETWORK To support the preparation of the Horse Hill ASP, a draft Ecological Network Report was submitted. The finalized Ecological Network Report must be submitted as part of the first Neighbourhood Structure Plan application. Horse Hill Area Structure Plan Office Consolidation 72

77 5.6 CONSULTATION WITH THE DEPARTMENT OF THE NATIONAL DEFENCE The Department of National Defence must be contacted during the preparation of any Neighbourhood Structure Plan (NSP) within the Horse Hill ASP area to determine whether or not proposed land uses and associated infrastructure shown on Figure 4: Site Features will impact the Riverbend Receiver installation. Should changes be requested by the DND, an amendment to the Horse Hill ASP may be required. Horse Hill Area Structure Plan Office Consolidation 73

78 Bylaw Approved April 28,

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80 Bylaw Approved April 28,

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83 Bylaw Approved April 28, 2015 Horse Hill Area Structure Plan Office Consolidation 79

84 Bylaw Approved April 28, 2015 Horse Hill Area Structure Plan Office Consolidation 80